In reading consumer advice sites for a cheap solicitor in Abbeymeads, many post that I must use a CQS assured solicitor. What is CQS?

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 * compliance with prudent and efficient conveyancing processes through the scheme protocol the standard includes numerous organisations who carry out conveyancing in Abbeymeads.

I have been told by my conveyancer that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Abbeymeads conveyancing?

The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

When it comes to lenders such as TSB, do Abbeymeads conveyancers incur an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I have a mortgage with Virgin Money for my property in Abbeymeads. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

You must advise Virgin Money in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who dealt with the conveyancing in Abbeymeads 4 years ago are no longer around. Will I be able to sell the house?

Gone are the days when you need to have the physical official documentation to establish that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.

My company is intending to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Abbeymeads for less than 2k?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Abbeymeads, including the disposal and acquisition of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. Regarding the costs this will depend on the structure and complexity of the deal. Let us have your details or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

What makes a Abbeymeads lease unmortgageable?

There is nothing unique about leasehold conveyancing in Abbeymeads. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain parts of the building Insurance obligations

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Leeds Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.

I inherited a garden flat in Abbeymeads, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Abbeymeads with a long lease are worth £260,000. The ground rent is £50 per annum. The lease expires on 21st October 2100

With 75 years left to run the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.