Me and my partner are purchasing our first home. Our lawyer has e-mailedto see if we would like to order supplemental conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Sands End

The range of Sands End conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What is important is that you adequately comprehend what information each search could give you. You may then decide if you personally think you need that information. Where you are in doubt, ask your conveyancing practitioner to guide you.

In reading online forums for an affordable lawyer in Sands End, many say that I should use a CQS accredited solicitor. What is CQS?

Sands End Conveyancing Quality Scheme law firms have achieved certification by the law Society The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to recognise practices that provide a quality residential conveyancing. Sands End is one of locations in England and Wales in which CQS are based. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

How does conveyancing in Sands End differ for newly converted properties?

Most buyers of new build premises in Sands End approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Sands End typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sands End or who has acted in the same development.

My husband and I are first time buyers - had an offer accepted, but the agent advised that the owners will only go ahead if we appoint the agent's preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Sands End

We suspect that the seller is not behind this ultimatum. Should the seller want ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Sands End conveyancing firm - not the ones that will provide the estate agent a commission or achieve conveyancing thresholds pre-set by head office.

We recently become aware that one of the directors of the firm undertaking the purchase conveyancing in Sands End is an uncle of the vendor. Is this acceptable?

As long as there is no conflict of interest this should be fine. If you are obtaining a home loan then the lender may have a say as many banks have specific instructions on this. For example for Chelsea Building Society as of 11/2/2026, the requirements read as follows :