In reading mumsnet.com for an online solicitor in Hythe, most post that I must use a CQS kitemarked solicitor. What is CQS?

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 prudent and efficient conveyancing processes through the scheme protocol the standard covers numerous companies who handle conveyancing in Hythe.

Should our solicitor be asking questions regarding flooding as part of the conveyancing in Hythe.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Hythe. There are those who acquire a property in Hythe, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their lawyers which should give them a better understanding of the risks in Hythe. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may bring a claim for damages as a result of such an misleading response. The purchaser’s solicitors will also conduct an enviro report. This should disclose whether there is a recorded flood risk. If so, more detailed investigations should be carried out.

I used Arc property Solicitors a few years ago for my conveyancing in Hythe. I now require my file but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hythe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Hythe with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about the extras as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am tempted by the attractive purchase price for a couple of maisonettes in Hythe both have about 50 years left on the leases. Will this present a problem?

There are plenty of short leases in Hythe. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the value of the lease reduces and it becomes more costly to extend the lease. For this reason it is advisable to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this arena.

I inherited a 2 bed flat in Hythe, conveyancing was carried out September 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Hythe with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2075

With only 51 years left to run we estimate the premium for your lease extension to span between £30,400 and £35,200 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.