Having been referred to your organisation we were about to appoint conveyancing solicitor in Canons Park recommended on your site but have come across alternative quotes via the web look less pricey – why is this?

One can find plenty of firms promoting pretending to offer £99 conveyancing, but extracosts result in the final invoice being escalated. In accordance with regulatory requirements costs outlined in terms and conditions should be equitable and be applied The conveyancers that we list for conveyancing in Canons Park clearly state all charges for a standard conveyancing matter.

After looking at mumsnet.com for an online lawyer in Canons Park, most comment that I must instruct a CQS kitemarked lawyer. What is CQS?

Canons Park Conveyancing Quality Scheme practices have obtained accreditation under the Law Society's Scheme (CQS) The Law Society introduced CQS to promote high standards in the home moving process. CQS enables consumers to identify practices that provide a quality residential conveyancing. Canons Park is one of locations in England and Wales in which CQS have offices. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.

Should our lawyer be raising questions concerning flooding during the conveyancing in Canons Park.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Canons Park. There are those who buy a property in Canons Park, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Canons Park. The standard property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine whether the premises has historically flooded. If the property has been flooded in past and is not notified by the seller, then a buyer could issue a legal claim for losses as a result of such an inaccurate answer. The buyer’s lawyers will also carry out an environmental search. This should higlight whether there is a recorded flood risk. If so, further investigations will need to be initiated.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who dealt with the conveyancing in Canons Park 5 years ago are no longer around. What are my next steps?

You no longer need to have the physical original deeds to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

I am employed by a busy estate agency in Canons Park where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Canons Park conveyancing firms. Could you confirm whether the seller of a flat can initiate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Canons Park - Sample of Questions you should consider Prior to buying

This question is important as a) areas can cause problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to know about it Is there a share of the freehold? Be sure to find out if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Canons Park. If you love the propertyin Canons Park but your cat is not allowed to make the move with you then you will be presented with a hard choice.