Is it correct that all Coniston CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved practices?

It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,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.

It is unclear whether my bank requires a lease extension. I have called my Coniston building society branch on a couple of occasions and was reassured it wasn't a problem and they would lend. My Coniston conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their specific requirements. I have no idea who is right.

Provided that the is on the mortgage company panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Planning on purchasing a house in Coniston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Coniston is on the conveyancing panel.

What will a local search inform me concerning the property my wife and I buying in Coniston?

Coniston conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays a central role in many a Coniston conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (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 topic headings.

My wife and I own a terraced Georgian property in Coniston. Conveyancing lawyer represented me and . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coniston and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the conveyancing.

Due to the input of my in-laws I had a survey completed on a house in Coniston prior to instructing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders tend refuse to give a mortgage on a flying freehold property.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Coniston. Conveyancing will be smoother if you use a solicitor in Coniston especially if they regularly deal with such properties in Coniston.

Coniston Leasehold Conveyancing - Examples of Questions you should consider before buying

What is the name of the managing agents? Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Coniston require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for larger works. The answer will be helpful as a) areas can cause problems in the block as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have a dispute with the managing agents you will need to have complete disclosure