In reading consumer advice sites for a recommended solicitor in Penrith, many advise that I should instruct a CQS accredited solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Penrith is one of the many areas of the UK where there are CQS lawyers.

I just bought a flat at auction in Penrith. Conveyancing is needed. What is next?

Given that you have now to in every practical sense signed on the dotted line you must find a conveyancing practitioner as a matter of urgency as you now have a fast approaching deadline in which to complete the conveyancing. An auction property should have an associated auction pack. This will likely include most,if not all of the paperwork that your solicitor requires. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should give this to the conveyancer instructed by you ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .

My wife and I buying a 3 bedroom semi in Penrith. Our aim is to convert the garage to an office at the property.Will legal due diligence on the property include investigations to see if these works are permitted?

Your conveyancer will check the deeds as conveyancing in Penrith can on occasion reveal restrictions in the title documents which restrict categories of alterations or necessitated the permission of another owner. Many extensions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I am currently in the process of buying my council flat in Penrith. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Penrith for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Penrith conveyancing specialists.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Penrith is where the house is located. Is there any advice you can give?

Flying freeholds in Penrith are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penrith 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 Penrith may ascertain 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 property.

My wife and I about to complete buying a property in Penrith but as a consequence of damage from the recent storms I have agreed recompense from the current proprietors of £3k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process however my bank will not agree to this. Should they have been approached?

Your conveyancing practitioner being on the lender approved list is duty bound to inform the bank of any changes to the purchase amount. If you did not allow your conveyancing practitioner to disclose the reduction to your lender then they would have no choice but to discontinue representing you and the mortgage company.