Having spent time researching consumer advice sites for a high-quality lawyer in Chobham, most post that I must look for a CQS accredited lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures through the scheme protocol the standard includes many organisations who perform conveyancing in Chobham.

Are all Chobham Conveyancing Quality Solicitors on the Santander conveyancing panel?

Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

I am currently in the process of buying my council flat in Chobham. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I can not fathom if my mortgage offer requires a lease extension. I have called into my local Chobham building society branch on numerous occasions and was advised it wasn't an issue and they would lend. My Chobham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. Who do I believe?

Your conveyancing practitioner must comply with the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

What will a local search tell me about the property we're buying in Chobham?

Chobham conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every Chobham conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

About to purchase a new build flat in Chobham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chobham

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Being a tenant I am liable for a service charge for my ground floor flat in Chobham. Due to losing my job and other issues I slipped behind with payments. The freeholders agreed a settlement plan but there is still approximately £2000 due in arrears.

I am under pressure to dispose of the property and I am panicking this could hold me back if I have to pay off the amount due first. I'd like to sell up and then repay the debt from the completion monies - is this possible?

You should speak with the property lawyer dealing with your Chobham conveyancing but it might be possible to agree for the arrears to be transferred to the buyers. The final price they pay would be reduced to reflect the amount of debt they assume. They would then discharge the outstanding monies once they are the owners.