In reading consumer advice sites for an online lawyer in New Brighton, most advise that I should use a CQS accredited lawyer. 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 best practice conveyancing processes via the scheme protocol the standard covers numerous organisations who execute conveyancing in New Brighton.

My bid for a property was accepted at auction in New Brighton. Conveyancing is required. What happens now?

Now that you are exchanged you will need to appoint a conveyancing practitioner quickly as you are faced with a tight deadline in which to complete the transaction. Every auction property will have a corresponding auction pack. This should include most,if not all of the documents that your lawyer will need. In the case of leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to the lawyer working for you as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.

We had chosen conveyancers based in New Brighton on the TSB solicitor approved list. They have just invoiced me an additional fee for dealing with the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. The fee is not set by TSB but by your New Brighton conveyancer. Numerous firms on the TSB panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.

We have agreed to purchase a house in New Brighton. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Barclays your lawyer must comply with the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to New Brighton.

Are there restrictive covenants that are commonly picked up as part of conveyancing in New Brighton?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in New Brighton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My husband and I are FTB’s - had an offer accepted, but the estate agent told us that the owners will only go ahead if we appoint their chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer who is familiar with conveyancing in New Brighton

We suspect that the seller is not behind this ultimatum. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted New Brighton conveyancing lawyers - rather thanthe ones that will earn their estate agent a referral fee or achieve conveyancing thresholds demanded by HQ.

I am on look out for some leasehold conveyancing in New Brighton. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in New Brighton - then the leasehold title will always include the basic details 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 own a 2 bed flat in New Brighton, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent properties in New Brighton with over 90 years remaining are worth £171,000. The ground rent is £50 yearly. The lease terminates on 21st October 2105

With 79 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.