After scouring mumsnet.com for an online solicitor in Blaenau Ffestiniog, many comment that I should use a CQS accredited solicitor. Can you explain what CQS is?

Blaenau Ffestiniog Conveyancing Quality Scheme solicitors have achieved certification by the law Society CQS was established to promote high standards in the in the legal transfer of properties. CQS helps house movers to identify practices that provide a quality residential conveyancing. Blaenau Ffestiniog is one of locations in England and Wales in which accredited firms have offices. The conveyancing scheme obliges 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 buying a new build flat in Blaenau Ffestiniog. Conveyancing is a frightening process 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.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Blaenau Ffestiniog

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Due to the encouragement of my in-laws I had a survey completed on a house in Blaenau Ffestiniog in advance of retaining lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks tend not issue a loan on this type of house.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blaenau Ffestiniog. Conveyancing may be slightly more expensive based on your lender's requirements.

My step-father has suggested that I use his conveyancers in Blaenau Ffestiniog. Do I take his guidance?

No doubt the best way to choose a conveyancing lawyer is to have feedback from friends or relatives who have experience in using the firm you're contemplating using.

My solicitor in Blaenau Ffestiniog is asking me for ID documents asserting that this forms part of his retainer as a conveyancer on the bank Conveyancing panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Blaenau Ffestiniog