Having spent time scouring consumer advice sites for a high-quality lawyer in Swaffham, most advise that I must instruct a CQS assured solicitor. Can you explain what CQS is?

Swaffham Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) CQS was created to establish evidence of quality standards in the home buying process. CQS helps buyers and sellers to recognise practices that provide a quality residential conveyancing. Swaffham is one of the many areas in England and Wales in which accredited firms are based. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

Various online forums that I have visited warn that are a common cause of delay in Swaffham house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Swaffham.

About to purchase a new build apartment in Swaffham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Swaffham

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I decided to have a survey done on a property in Swaffham prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks may not grant a mortgage on a flying freehold premises.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Swaffham. Conveyancing may be slightly more expensive based on your lender's requirements.

I am thinking of appointing a conveyancing solicitor in Swaffham for my sale. Is there any facility to check a solicitor's complaints history with the legal regulator?

One can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could monitor call for training purposes.