When reviewing consumer advice sites for a high-quality solicitor in Debenham, most say 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 * adherence to best practice conveyancing processes through the scheme protocol It covers many organisations who carry out conveyancing in Debenham.

We previously selected solicitors locally in Debenham on the Nottingham solicitor approved list. They are now charging me an additional amount for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by Nottingham but by your Debenham solicitor. Numerous firms on the Nottingham panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.

We have a mortgage agreed in principle with Lloyds. Debenham conveyancing practitioners have been instructed. How long does it take for Lloyds to issue the offer to the lawyer?

Some lenders take longer than others. Have Lloyds completed the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My fiancee and I are at the point of viewing houses in Debenham and I am now considering a potential offer. Is it best to have my property lawyer on ‘stand by’? I intend to finance via a home loan with Aldermore.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.

In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Debenham and how can you help?

The 1954 Act gives a safeguard to commercial leaseholders, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Debenham

I am looking at a couple of maisonettes in Debenham which have about forty five years unexpired on the leases. Do I need to be concerned?

A lease is a right to use the property for a prescribed time frame. As a lease shortens the saleability of the lease reduces and it becomes more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this field.

Leasehold Conveyancing in Debenham - A selection of Questions you should ask before Purchasing

It would be prudent to investigate if there are any onerous prohibitions in the lease. For example it is reasonably common in Debenham leases that pets are not permitted in certain buildings in Debenham. If you love the apartmentin Debenham but your cat is not allowed to live with you then you will be faced difficult determination. Are any of leasehold owners in arrears of their service charge payments? What is the annual maintenance fee and ground rent?

My sister purchased her house in Debenham 9 years past. She has since got married, widowed and is now remarried. She now intends to the sell the Debenham property. I believe she will just be need to provide a copy of the marriage certificates to the property lawyer but she is anxious it will delay the house move. Is it worth updating the Land Registry documents for the property?

It is not absolutely necessary to bring up to date the title for the property providing you have the evidence needed to show how the name change occurred.

The purchaser’s conveyancer will review the land registry entries and require evidence to prove the name change e.g. marriage certificates.