I sincerely hope you can help me. My Frogmore solicitor is assuring me that she is duty bound toorder Frogmore conveyancing searches becausethe firm are on the Lloydsapproved lawyer panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Frogmore conveyancing searches.

Having spent time reading moneysavingexpert.com for a recommended solicitor in Frogmore, most advise that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?

Frogmore Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps home movers to recognise solicitor firms who provide a quality residential conveyancing. Frogmore is one of the many areas in England and Wales in which accredited firms are located. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.

We previously appointed conveyancers with offices in Frogmore on the RBS solicitor panel. They have just billed me a further amount for handling the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This charge is not dictated by RBS but by your Frogmore property lawyer. Some firms on the RBS panel will charge ’dealing with mortgage’ fee and others do not.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Frogmore building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Frogmore conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

As long as the property lawyer is on the lender approved list, she or he must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

At last I have had an offer on a flat in Frogmore accepted, the sellers do however have a dependent purchase. The sellers have offered on a property, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Frogmore. What do I do now? When should I get the mortgage application with HSBC going?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Frogmore conveyancing search fees, etc). The first thing to do is check that your lawyer is on the HSBC conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. During a hot market many home buyers would apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they request their lawyer to move forward with searches.

Just had an offer accepted on a new build apartment in Frogmore. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Frogmore

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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.

Should I choose a Frogmore conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can deal with the legal work however they are based over three hundred miles drive away.

The primary upside of using a high street Frogmore conveyancing practice is that you can drop in to execute documents, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were impressed that should outweigh using an unknown Frogmore conveyancing lawyer just because they are based in the area.