After reviewing consumer advice sites for a high-quality solicitor in Crayford, many say that I should look for a CQS assured solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 through the scheme protocol Membership includes many organisations who handle conveyancing in Crayford.

I require quick conveyancing in Crayford as I am faced with an ultimatum to sign on the dotted line inside 3 weeks. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not taking a mortgage you are at liberty not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Crayford the following are examples of what can show up and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I am buying my first flat in Crayford with a mortgage from Halifax. The builders refused to budge the price so I negotiated 6k of extras instead. The estate agent told me not reveal to my conveyancer about this side-deal as it may affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I best advised to go with a Crayford conveyancing solicitor based in the area that I am hoping to buy? I have an old university friend who can conduct the legal formalities however his firm is located 300miles drive away.

The primary upside of using a high street Crayford conveyancing practice is that you can attend the office to sign documents, hand in your ID and apply pressure on them where appropriate. Having local Crayford know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and they were happy that must surpass using an unknown Crayford conveyancing lawyer just because they are round the corner.

I am employed by a reputable estate agent office in Crayford where we see a number of leasehold sales derailed due to short leases. I have been given contradictory information from local Crayford conveyancing solicitors. Could you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I own a ground floor flat in Crayford. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

You certainly can. We can put you in touch with a Crayford conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Crayford residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.