Having spent time scouring mumsnet.com for an online solicitor in Robertsbridge, many post that I must instruct a CQS accredited solicitor. Can you explain what CQS is?

Robertsbridge Conveyancing Quality Scheme law firms have achieved certification under the Law Society's Scheme (CQS) CQS was created to establish evidence of quality standards in the home legal process. CQS enables house movers to identify solicitor firms who provide a quality residential conveyancing. Robertsbridge is one of the many areas in England and Wales in which CQS have offices. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, 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.

Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who did the conveyancing in Robertsbridge 10 years ago are no longer around. What are my next steps?

You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

I decided to have a survey completed on a property in Robertsbridge prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks will refuse to grant a loan on this type of premises.

It varies from the lender to lender. Lloyds has different instructions from Halifax. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Robertsbridge. Conveyancing will be smoother if you use a solicitor in Robertsbridge especially if they are familiar with such properties in Robertsbridge.

Do you have any advice for leasehold conveyancing in Robertsbridge with the purpose of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Robertsbridge can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives.
If there is a history of any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. You believe that you know the number of years left on your lease but you should verify this by asking your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you hold a share in a the freehold, you should make sure that you hold the original share document. Obtaining a duplicate share certificate can be a time consuming process and delays many a Robertsbridge home move. If a duplicate share is required, do contact the company officers or managing agents (if relevant) for this sooner rather than later.

Robertsbridge Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

What is the service charge and ground rent on the apartment? The best form of lease structure is a share of the freehold. In this arrangement the lessees have control and although a managing agent is often employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. The majority of Robertsbridge leasehold apartments will be liable to pay a service bill for maintenance of the block invoiced on behalf of the freeholder. If you buy the apartment you will have to meet this liability, normally in instalments during the year. This can differ from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent to be met yearly, this is usually not a significant figure, say approximately £25-£75 but you need to enquire it because on occasion it can be prohibitively expensive.

We had our home loan agreed in principle last Friday with our bank. We have retained a reputable conveyancer in Robertsbridge yesterday. A couple of hours ago, our broker called to say that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the lender had a say Is this allowed?

You are at liberty to appoint any conveyencer you want to instruct for your conveyancing in Robertsbridge however if your lender aren't happy with them you must incur an extra fee so the mortgage company can appoint their own conveyancer too. sometimes it is conceivable that your solicitor may apply to get added to the lender list of approved firms. Do make the most of web-based search facilities such as lenderpanel.com to find a conveyancing solcitor in Robertsbridge on the mortgage company panel. You can go into your local bank branch in Robertsbridge. They will know some good conveyancing solicitors in Robertsbridge on the approved list.