In scouring mumsnet.com for a conveyancing lawyer in Highbridge, many advise that I should use a CQS kitemarked solicitor. Can you explain what CQS is?

Highbridge Conveyancing Quality Scheme law firms have been granted accreditation under the Law Society's Scheme (CQS) The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Highbridge is one of locations in England and Wales in which CQS have offices. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.

A relative pointed out to me me that in purchasing a property in Highbridge there may be a number of restrictions preventing external changes to a property. Is this right?

There are a number of properties in Highbridge which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Highbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My conveyancer has informed me that lack of planning permission insurance is needed on my purchase. What is the level of cover for Highbridge conveyancing?

The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Highbridge solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Highbridge postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Highbridge.

Will my solicitor be raising questions about flooding as part of the conveyancing in Highbridge.

Flooding is a growing risk for lawyers conducting conveyancing in Highbridge. Some people will buy a property in Highbridge, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Highbridge. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer could commence a compensation claim as a result of such an incorrect answer. The buyer’s solicitors will also commission an enviro report. This will indicate if there is a recorded flood risk. If so, further investigations will need to be initiated.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Highbridge I like with amenity areas and railway links in the vicinity, however it only has 61 years on the lease. There is not much else in Highbridge for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could 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 consult your conveyancing lawyer regarding this matter.

I'm converting the mortgage on my current property to a buy to let loan with Yorkshire Building Society and intend to use the remaining equity towards further house. The neighborhood we are interested in is Highbridge. Will your lawyers be able to act for the two lenders and tie in the conveyances?

Do use our comparison tool on this site to be sure that the conveyancers are approved by both mortgage companies. Having checked that they are the lawyer should be able to simultaneously deal with the two deals but you should talk with you conveyancer and specify your expectations and requirements.