Recently been in touch with my conveyancing lawyer in Yiewsley who conducted the legals two years ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold residence and a freehold premises) of almost identical values with a loan from Santander. It looks as though am now being quoted double. Stick with what I know or do I try and find an alternative conveyancer?

The charges seem a bit high. If you you were to look around you could get the conveyancing a bit cheaper by as much as a hundred pounds. That being said, if you were pleased with the conveyancing the firm gave you maylive to rue choosing an a cheaper lawyer. Remember to be sure the solicitor can also act for Santander. Do utilise our search tool to find a Yiewsley conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Yiewsley.

I purchased a freehold residence in Yiewsley but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Yiewsley and has limited impact for conveyancing in Yiewsley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

After scouring moneysavingexpert.com for a high-quality solicitor in Yiewsley, most advise that I must instruct a CQS assured lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 * adherence to best practice conveyancing procedures via the scheme protocol It includes many companies who conduct conveyancing in Yiewsley.

What is the difference between a licensed conveyancer and conveyancing solicitor in Yiewsley

Two types of professional can execute conveyancing in Yiewsley namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or acquisition of property. Both are obliged to carry out Yiewsley conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that the requirements and procedures will be accurately taken.

We had chosen conveyancing lawyers with offices in Yiewsley on the Clydesdale solicitor panel. They are now charging me a further charge for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. The fee is not dictated by Clydesdale but by your Yiewsley property lawyer. Numerous firms on the Clydesdale panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.

It is not clear whether my bank requires a lease extension. I have called my Yiewsley building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Yiewsley conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. I have no idea who is right.

As long as the conveyancer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have been told that property searches are the primary reason for obstruction in Yiewsley conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Yiewsley.