Having spent time scouring mumsnet.com for a conveyancing solicitor in Corfe Mullen, most post that I must look for a CQS accredited solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 prudent and efficient conveyancing processes via the scheme protocol Membership covers numerous firms who handle conveyancing in Corfe Mullen.

Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Corfe Mullen. Do I collect the keys to the premises on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Corfe Mullen?

On the day of completion you will not be required to go to the conveyancers office in Corfe Mullen. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.

When it comes to mortgage companies such as Skipton, do Corfe Mullen solicitors have to pay a fee to be on the list of approved solicitors?

We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Completion of my remortgage has taken place for my property in Corfe Mullen. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am purchasing my first flat in Corfe Mullen with a mortgage from Alliance & Leicester . The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not to tell my lawyer about the extras as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £305k and found one round the corner in Corfe Mullen I like with a park and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Corfe Mullen for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the shortness of the lease will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

Having had my offer accepted I require leasehold conveyancing in Corfe Mullen. Before diving in I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Corfe Mullen - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a studio flat in Corfe Mullen, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Corfe Mullen with over 90 years remaining are worth £255,000. The ground rent is £45 per annum. The lease terminates on 21st October 2098

With just 73 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.