Having invested time reading consumer advice sites for a conveyancing solicitor in South Sutton, many post that I should look for a CQS assured 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 prudent and efficient conveyancing procedures via the scheme protocol the standard covers many partnerships who conduct conveyancing in South Sutton.

What can a local search inform me about the house we're buying in South Sutton?

South Sutton conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search is essential in every South Sutton conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I am buying my first flat in South Sutton with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it would adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a conveyancing solicitor in South Sutton for my sale. Can I review a solicitor's record with the legal regulator?

One can review documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.

Last October I purchased a leasehold property in South Sutton. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

South Sutton Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this situation the tenants have being in charge if their destiny and notwithstanding that a managing agent is often retained where it is larger than a house conversion, the managing agent retained by the leaseholders. What is the maintenance charge and ground rent on the property? In the main the cost for major works are not included within maintenance charges, albeit that some managing agents in South Sutton ask leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance.