Having invested time looking at online forums for a recommended solicitor in Petts Wood, many say that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark 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 Membership covers numerous companies who conduct conveyancing in Petts Wood.

I can see plenty of information on this site regarding conveyancing in Petts Wood but can you isolate your top tip for finding the right conveyancer in Petts Wood

We would encourage you not to base your choice on the cheapest Petts Wood conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Can you point me to a directory of RBS panel conveyancers in Petts Wood on the Building Society Association’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings available online. If you are looking for a Petts Wood conveyancer on the RBS please use our facility.

We previously chose solicitors located in Petts Wood on the RBS solicitor approved list. They have just billed me a further fee for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?

Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not dictated by RBS but by your Petts Wood solicitor. Numerous firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.

Various internet forums that I have come across warn that are a common cause of stalling in Petts Wood conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Petts Wood.

Just had an offer accepted on a new build apartment in Petts Wood. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Petts Wood

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

We expect to complete the sale of our £375,000 garden flat in Petts Wood in seven days. The managing agents has quoted £360 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Petts Wood?

Petts Wood conveyancing on leasehold maisonettes normally necessitates fees being levied by freeholders :

Answering pre-contract enquiries Where consent is required before sale in Petts Wood Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Petts Wood leasehold property is £350. For Petts Wood conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I own a a ground floor purpose built flat in Petts Wood. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

Absolutely. We are happy to put you in touch with a Petts Wood conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Petts Wood premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term as at the valuation date was 50.57 years.