After scouring online forums for an affordable solicitor in Polesworth, most post that I should use a CQS accredited lawyer. Can you explain what CQS is?

Polesworth Conveyancing Quality Scheme solicitors have been granted accreditation by the law Society CQS was created to promote high standards in the home moving process. CQS enables buyers and sellers to recognise practices who provide a quality residential conveyancing. Polesworth is one of locations in England and Wales in which CQS are based. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

I used Stirling Law several years ago for my conveyancing in Polesworth. Now, I need the documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Polesworth of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I decided to have a survey carried out on a house in Polesworth prior to appointing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not issue a mortgage on such a property.

It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Polesworth. Conveyancing will be smoother if you use a solicitor in Polesworth especially if they regularly deal with such properties in Polesworth.

Am I right to be concerned that estate agents that I am dealing with are recommending an online conveyancing firm rather than a High Street Polesworth conveyancing practice?

As with lots of service providers, often referrals from family and friends can be extremely useful or valuable. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all put forward solicitors to use. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You are at liberty to appoint your own conveyancer. Don't forget that some lenders have an approved list of lawyers you have to use for the mortgage aspect of your home move.

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my apartment purchase in Polesworth , but I am keen go ahead. What can I do?

One option is to try and accept a smaller deposit. Most sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second