How up to date is your database of Holmfirth solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?

Holmfirth conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

After scouring consumer advice sites for a cheap lawyer in Holmfirth, many comment that I must use a CQS kitemarked solicitor. Can you explain what CQS is?

Holmfirth Conveyancing Quality Scheme practices have obtained certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps buyers and sellers to recognise practices that provide a quality residential conveyancing. Holmfirth is one of locations in England and Wales in which CQS are located. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments 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 Legal Ombudsman.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Holmfirth I like with amenity areas and railway links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Holmfirth for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

My husband and I are FTB’s - agreed a price, yet the property agent informed us that the seller will only go ahead if we appoint the agent's chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a local conveyancer with experience of conveyancing in Holmfirth

It is unlikely the owners are driving this. If they want ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Holmfirth conveyancing solicitors - not the ones that will give their estate agent a introducer fee or meet his conveyancing targets demanded by corporate headquarters.

I previously told by my lender that their panel solicitors operate no completion no charge basis for conveyancing in Holmfirth. I had a purchase fall through nevertheless the solicitors have invoiced for search fees! They say the fees are nothing to do with their fees!

Holmfirth conveyancing search costs are disbursements not solicitors costs as these are payable to a third party.