In reviewing moneysavingexpert.com for an online lawyer in Ickenham, most comment that I must instruct a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Ickenham is one of the numerous areas of the UK where there are Accredited lawyers.

What does a local search tell me regarding the house we're buying in Ickenham?

Ickenham conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Ickenham conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I am purchasing a new build house in Ickenham with a mortgage from Britannia. The sellers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep told me not inform my conveyancer about this extras as it will impact my mortgage with Britannia. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 looking for a ground for flat up to £235,500 and identified one round the corner in Ickenham I like with open areas and station nearby, however it's only got 61 years unexpired on the lease. There is not much else in Ickenham for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Ickenham. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Ickenham ?

Most houses in Ickenham are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Ickenham in which case you should be shopping around for a Ickenham conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.

I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Ickenham conveyancing firm to assist?

Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to assess the amount due.

An example of a Lease Extension decision for a Ickenham property is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The number of years remaining on the existing lease(s) was 53.26 years.