The conveyancer who helped my previous purchase has sent a quote for £1150 for no sale no fee conveyancing in Lea Bridge. I am looking to sell a Georgian detached home for £175,000. Is this over the top? Is it in excess of the norm for conveyancing in Lea Bridge?

The estimate does seem a tad overpriced. If you shop around you may be able to shave off some of the cost by say £100 plus VAT. On the other hand, you mightcome to rue opting for an a cheaper lawyer. Remember to be sure that the conveyancer can act for your bank. You can make use of our comparison tool to choose a Lea Bridge conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Lea Bridge.

In reading consumer advice sites for an online lawyer in Lea Bridge, many comment that I should look for a CQS accredited lawyer. Can you explain what CQS is?

Lea Bridge Conveyancing Quality Scheme solicitors have been granted certification under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify practices that provide a quality residential conveyancing. Lea Bridge is one of locations in England and Wales in which CQS are located. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews 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 Council of Mortgage Lenders.

My wife and I are in the throws of looking at flats in Lea Bridge and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with Bank of Ireland.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

I can not work out if my lender requires a lease extension. I have telephoned my Lea Bridge bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Lea Bridge conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their published requirements. I simply don't know who is right.

Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer agreed on a house in Lea Bridge. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. A few days later, the solicitor contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will our lawyer be asking questions concerning flooding during the conveyancing in Lea Bridge.

Flooding is a growing risk for lawyers carrying out conveyancing in Lea Bridge. There are those who buy a house in Lea Bridge, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Lea Bridge. The conventional set of information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser could bring a legal claim for losses resulting from an inaccurate reply. The buyer’s solicitors should also carry out an environmental report. This should indicate if there is a recorded flood risk. If so, additional investigations should be initiated.

I am selling my property. My previous conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Lea Bridge if that makes a difference.

Please use our search tool to help you choose a solicitor for your conveyancing in Lea Bridge. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.