Is it the case that all Headley CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?

It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation 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 firms wishing to remain on their approved list of firms.

We previously chose conveyancing lawyers locally in Headley on the Yorkshire BS solicitor approved list. They are now charging me an additional charge for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your solicitor is entitled to charge a fee for this. The charge is not set by Yorkshire BS but by your Headley conveyancer. Some firms on the Yorkshire BS panel will levy ’dealing with mortgage’ fee and others do not.

Can I be sure that the Headley conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Headley obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.

I require quick conveyancing in Headley as I have pressure to sign on the dotted line within 2 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not taking a home loan you have the choice not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Headley the following are examples of issues that can crop up and therefore affect market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...

Is it possible to switch solicitor as I need to choose a firm on the Bank of Ireland conveyancing list. I instructed a high street conveyancing solicitor in Headley round the corner but the firm is not approved by Bank of Ireland

We will our best to assist in finding you a conveyancing solicitor in Headley on the Bank of Ireland panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Headley. In making use of search facility on this website, you can scrutinise fees for conveyancing solicitors in Headley and throughout England and Wales.

My husband and I are first time buyers - agreed a price, yet the estate agent has warned us that the owners will only go ahead if we instruct their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Headley

We suspect that the owner is not behind this demand. If they want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Headley conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a referral fee or achieve conveyancing figures pre-set by HQ.

Estate agents have just been given the go-ahead to market my garden apartment in Headley. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly maintenance charge invoice – what should I do?

The sensible thing to do is clear the service charge as you normally would given that all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a split level flat in Headley, conveyancing was carried out May 2008. Can you work out an approximate cost of a lease extension? Equivalent properties in Headley with an extended lease are worth £201,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2089

With only 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.