In reviewing online forums for a high-quality solicitor in Crofton Park, most say that I should instruct a CQS assured lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Crofton Park is one of the many areas in England and Wales where there are Accredited lawyers.

Is it the case that all Crofton Park CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I had an offer accepted on a house in Crofton Park on , valuation was booked 3 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

My offer on a detached house in Crofton Park has been accepted, the owners do however have a dependent purchase. The owners have offered on a flat, however it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Crofton Park. What do I do now? At what stage should I apply for the mortgage with ?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then valuation, Crofton Park conveyancing search costs, etc). The first course of action is to check that your is on the approved list. Regarding the next phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a rising market the majority of home buyers would apply for the mortgage with and pay for the valuation and only if it comes back ok would they ask their to press on with the conveyancing in Crofton Park.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Crofton Park is where the house is located. Is there any guidance you can give?

Flying freeholds in Crofton Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crofton Park you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crofton Park may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am using a search engine for the term conveyancing in Crofton Park it reveals numerous solicitorsin the area. How do I determine which is the right conveyancing solicitor for purchase transaction?

The preferential method of choosing a suitable conveyancer is through a personal recommendation, so seek the opinion of friends and those you trust who have purchased a property in Crofton Park or the reputable estate agent or mortgage broker. Costs for conveyancing in Crofton Park differ, so it's a good idea to request at least three fee estimates from different law firms. Be sure to obtain confirmation that the charges are guaranteed not to to be inflated.

We are in the process of buying a property in Crofton Park. Can the have our purchase price confidential from sites such as Rightmove. what can I do to make sure this is not disclosed?

The Land Registry by statute are required to reveal price sold information on a register of the title for domestic properties nationwide which includes premises in Crofton Park. The Title Register is an open document, so HMLR would be breaching their statutory obligations if they did not allow access to the register.

You can ask HMLR to withhold the price paid data but the response would be a No.