In researching consumer advice sites for a conveyancing lawyer in Irthlingborough, most post that I must use a CQS assured lawyer. Can you explain what CQS is?

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 via the scheme protocol Membership covers many firms who execute conveyancing in Irthlingborough.

What is the difference between a licensed conveyancer and conveyancing solicitor in Irthlingborough

There are many registered licenced Conveyancers in Irthlingborough and Solicitor partnerships in Irthlingborough offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I currently have a mortgage with RBS for my property in Irthlingborough. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

You must advise RBS before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.

Our offer on a detached house in Irthlingborough has been accepted, but there is a chain. The sellers have offered on a property, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a local conveyancing solicitor in Irthlingborough. What should be my next step? When do I get the mortgage application with HSBC started?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Irthlingborough conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the HSBC conveyancing panel. Regarding the next phase this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a rising market the majority of home buyers will apply for a home loan with HSBC and pay for the valuation and only if it was satisfactory would they request their lawyer to proceed with searches.

My wife and I are selling our home in Irthlingborough and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Irthlingborough. Having lived in Irthlingborough for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Irthlingborough is where the house is located. Can you shed any light on this issue?

Flying freeholds in Irthlingborough are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Irthlingborough you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Irthlingborough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am on look out for some leasehold conveyancing in Irthlingborough. Before diving in I require certainty as to the unexpired term of the lease.

If the lease is registered - and most are in Irthlingborough - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1 bedroom flat in Irthlingborough, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Irthlingborough with over 90 years remaining are worth £211,000. The ground rent is £45 yearly. The lease terminates on 21st October 2092

You have 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.