When looking at moneysavingexpert.com for a recommended lawyer in Bewdley, many advise that I must look for a CQS assured solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a kitemark 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 best practice conveyancing processes via the scheme protocol It includes many organisations who carry out conveyancing in Bewdley.

We are getting the release of further funds on our mortgage from Principality as we wish to carry out alterations to our home in Bewdley. Do we need to select a local Bewdley solicitor on the Principality conveyancing panel to handle the paperwork?

Principality do not ordinarily appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Bewdley is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

Yorkshire BS have agreed my home loan in principle, my bid on a flat in Bewdley has been agreed to, now what?

The property agent will want to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Call up Yorkshire BS or your financial adviser and finalise any appropriate paperwork. Yorkshire BS will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Yorkshire BS will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bewdley.

Should my conveyancer be raising questions regarding flooding as part of the conveyancing in Bewdley.

Flooding is a growing risk for lawyers carrying out conveyancing in Bewdley. Some people will buy a house in Bewdley, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Bewdley. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser may issue a legal claim for losses stemming from an misleading reply. The buyer’s conveyancers will also conduct an enviro report. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be made.

I need to instruct a conveyancing solicitor for remortgage conveyancing in Bewdley. I happened to land on a web site which appears to be the perfect offering If it is possible to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I’m about to sell my basement apartment in Bewdley. Conveyancing is yet to be initiated, but I have just received a quarterly service charge demand – Do I pay up?

It best that you pay the service charge as usual as all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a garden flat in Bewdley, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Bewdley with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease runs out on 21st October 2082

With just 57 years unexpired we estimate the price of your lease extension to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.