In researching online forums for a conveyancing lawyer in Camelford, most post that I must look for a CQS kitemarked solicitor. Can you explain what CQS is?

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 * adherence to prudent and efficient conveyancing procedures via the scheme protocol the standard includes numerous firms who carry out conveyancing in Camelford.

The estate agent has sent us the confirmation of our purchase of a new build flat in Camelford. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Camelford

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My husband and I are FTB’s - had an offer accepted, yet the estate agent informed us that the vendor will only issue a contract if we use the agent's chosen lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Camelford

We suspect that the owner is unaware of this requirement. If they want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Camelford conveyancing solicitors - rather thanthe ones that will earn the negotiator at the agency a commission or meet his conveyancing thresholds demanded by HQ.

I am attracted to a two maisonettes in Camelford which have in the region of forty five years unexpired on the leases. Will this present a problem?

There are no two ways about it. A leasehold apartment in Camelford is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the property. For most buyers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Camelford conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I bought a basement flat in Camelford, conveyancing was carried out January 1998. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Camelford with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2085

With only 60 years left to run we estimate the price of your lease extension to be between £20,000 and £23,000 plus costs.

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 in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

Can you shed any light on the variety of conveyancing provided by Camelford conveyancing solicitors?

Almost all Camelford conveyancing solicitors can handle various legal advice to residential and agricultural land owners, vendors, buyers, landlords and tenants such as:

Property sale conveyancing in Camelford or wider afield House purchase conveyancing in Camelford and throughout England and Wales Covenant and chancel insurance Preparation and advising on leases and tenancy agreements All types of leasehold residencies including, flats and maisonettes Unregistered land related matters