Having spent time looking at consumer advice sites for a conveyancing solicitor in Washwood Heath, most comment that I must look for a CQS kitemarked lawyer. What is CQS?

Washwood Heath Conveyancing Quality Scheme practices have achieved certification under the Law Society's Scheme (CQS) CQS was established to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Washwood Heath is one of the many areas in England and Wales in which accredited firms are based. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, 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 Council of Mortgage Lenders.

I am helping my mother sell her property in Washwood Heath. Will the conveyancer order the energy assessment or do I organise this?

Following the demise of Home Information Packs, energy performance certificates became a required part of selling a property. An EPC needs to be commissioned in advance of the property being advertised. It is not a task that conveyancers ordinarily organise. If you are instructing a Washwood Heath conveyancing practitioner they might be willing to arrange energy performance certificates given their contacts with reputable Washwood Heath providers

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Washwood Heath. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Washwood Heath?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you should be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

We have agreed to purchase a house in Washwood Heath. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

Given that you are obtaining a mortgage with Aldermore your lawyer must follow the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Washwood Heath.

I am buying a new build apartment in Washwood Heath. Conveyancing is daunting 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.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Washwood Heath

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Due to the input of my in-laws I had a survey completed on a house in Washwood Heath prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend not give a mortgage on such a home.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Washwood Heath. Conveyancing may be slightly more expensive based on your lender's requirements.

Do I need to be suspicious by brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street Washwood Heath conveyancing practice?

As with lots of service providers, often recommendations from connections can be extremely useful or valuable. Yet there are numerous people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all recommend solicitors to retain. Sometimes these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the endorsement. You are at liberty to select your preferred lawyer. You need to be aware that most mortgage providers specify a panel list of lawyers you must use for the mortgage related work in your conveyancing.