Having invested time reading online forums for an affordable solicitor in Boston, many post that I should instruct a CQS assured solicitor. What is CQS?

Boston Conveyancing Quality Scheme practices have achieved certification under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the in the legal transfer of properties. CQS enables house movers to recognise solicitor firms who provide a quality residential conveyancing. Boston is one of the many areas in England and Wales in which accredited firms have offices. The scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

Are all Boston Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved firms?

It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

Is it the case that all Boston solicitor firms on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the SRA. The majority of banks do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.

I have decided to exercise my right to buy my property in Boston off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Do commercial conveyancing searches disclose impending roadworks that could impact a commercial property in Boston?

Its becoming the norm that commercial conveyancing solicitors in Boston will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Boston. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Boston.

For every commercial conveyancing transaction in Boston it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Boston commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Boston.

I need to find a conveyancing solicitor for sale conveyancing in Boston. I happened to discover a site which appears to be the ideal offering If there is a chance to get all formalities done via phone that would be ideal. Should I be wary? What are the potential pitfalls?

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 am on look out for some leasehold conveyancing in Boston. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is registered - and most are in Boston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Boston Leasehold Conveyancing - Sample of Queries before Purchasing

How is the lease structured? What is the length of the lease? What is the maintenance charge and ground rent on the apartment?