Would the conveyancing solicitors that you recommend execute conveyancing in Ainsdale by way of an attended exchange?

We do have a number of conveyancing specialists carrying out personalised exchanges. You should contact us to secure a costs illustration and details as to availability.

In researching mumsnet.com for a conveyancing solicitor in Ainsdale, most comment that I must instruct a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Ainsdale is one of the many areas in England and Wales where there are CQS solicitors.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ainsdale?

There are many recorded licenced Conveyancers in Ainsdale and Solicitor partnerships in Ainsdale who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am the single recipient of my late mum's will with all property in now in my sole name, including the house in Ainsdale. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in December. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most mortgage companies would take a practical view as this requirement is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.

We expect to receive a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Ainsdale solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ainsdale solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

A colleague advised me that if I am buying in Ainsdale I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally included in the estimate for your Ainsdale conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Ainsdale around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Ainsdale.

I have noted on various consumer advice websites that when choosing a conveyancing solicitors they must be approved by your lender. I am a FTB but I have an offer in principle from Santander and I already have a high street conveyancing solicitor in Ainsdale lined up. Does HSBC need an approved lawyer to be selected? Does a list of panel solicitors even exist for my conveyancing in Ainsdale?

You need to choose a solicitor that is on the HSBC panel. Just call your chosen Ainsdale conveyancing solicitor and ask if they are on the HSBC panel. If they are not on the panel you have a number of options open to you here:

• Carry on with your preferred Ainsdale lawyer but HSBC will need to instruct a lawyer from their conveyancing panel. This will result in additional cost and potential interruption.
• Get a fresh property lawyer to conduct the conveyancing, not forgetting to check that they are on the HSBC conveyancing panel.
• Appeal to your lawyer to apply to join the bank panel.