Can you help? My Knightsbridge solicitor is advising me that she is duty bound toorder Knightsbridge conveyancing searches asthe firm are on the Santanderconveyancing panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Knightsbridge conveyancing searches.

In researching online forums for a recommended solicitor in Knightsbridge, many post that I must instruct a CQS assured lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 * compliance with best practice conveyancing procedures via the scheme protocol the standard includes many partnerships who perform conveyancing in Knightsbridge.

I have been on the look out for a ground for flat up to £245,000 and identified one close by in Knightsbridge I like with open areas and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Knightsbridge in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

Having had my offer accepted I require leasehold conveyancing in Knightsbridge. Before I get started I want to be sure as to the remaining lease term.

Assuming the lease is registered - and 99.9% are in Knightsbridge - 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 have given up trying to purchase the freehold in Knightsbridge. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We can put you in touch with a Knightsbridge conveyancing firm who can help.

An example of a Lease Extension case for a Knightsbridge premises is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case affected 1 flat. The unexpired residue of the current lease was 13.33 years.

Do online conveyancing companies do everything a high street Knightsbridge solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Knightsbridge?

If you use an online conveyancer they will cover all the things your Knightsbridge conveyancer would cover.