Having been told to check out your company we were about to use a conveyancing solicitor in Leaves Green listed using your comparison tool but stumbled across some other estimates via the web look cheaper – why is this?

You can find numerous solicitors advertising supposedly £99 conveyancing, yet more often than not additionalfees result in the closing invoice totally different to the one you expected. Solicitors ought to ensure charges outlined in terms and conditions should be honest and reasonable and be applied The conveyancers that we list for conveyancing in Leaves Green genuinely set out all charges for a standard conveyancing matter.

After reading moneysavingexpert.com for a cheap solicitor in Leaves Green, most say that I should look for a CQS kitemarked solicitor. What is CQS?

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 * adherence to prudent and efficient conveyancing procedures via the scheme protocol Membership includes many firms who execute conveyancing in Leaves Green.

I happen to be the single recipient of my late mum's will and I have everything in my name now, including the my former home in Leaves Green. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the CML six month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in November. Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a pragmatic view as this provision is principally there to pick up on subsales or the wholesaling and assigning of property.

Can I be sure that the Leaves Green conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Leaves Green getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.

It is unclear whether my mortgage offer requires a lease extension. I have called into my local Leaves Green bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Leaves Green conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?

The conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.

Just had an offer accepted on a new build flat in Leaves Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Leaves Green

Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Leaves Green I like with amenity areas and station in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Leaves Green in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the 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 then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.