Is the fact that my conveyancer in Cross Keys is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?

That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Cross Keys conveyancing firm and enquire why they are no longer on the approved list for your lender.

After looking at online forums for an affordable solicitor in Cross Keys, many say that I should look for a CQS assured solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's major lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Cross Keys is one of the numerous areas of the UK where there are Accredited lawyers.

There are plenty of conveyancing solicitors in Cross Keys but how do I know who's good?

We would encourage you not to base your choice on the cheapest Cross Keys conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

A friend pointed out to me me that in buying a property in Cross Keys there could be a number of restrictions prohibiting external changes to the property. Is this right?

There are a number of properties in Cross Keys which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Cross Keys should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Intending to buy a house in Cross Keys. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cross Keys is on the conveyancing panel.

I have justbeen informed that Stirling Law have closed. They conducted my conveyancing in Cross Keys for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cross Keys conveyancing specialists.

I have recently realised that I have Fifty years unexpired on my flat in Cross Keys. I am keen to extend my lease but my freeholder is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have used your best endeavours to find the landlord. In some cases an enquiry agent would be useful to try and locate and to produce a report which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Cross Keys.

Cross Keys Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

For many Cross Keys leaseholds the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Cross Keys ask leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. Are any of leasehold owners in arrears of their service charge payments? Be sure to find out if there is anything that is prohibited in the lease. By way of example it is fairly common in Cross Keys leases that pets are not permitted in in a block in Cross Keys. If you love the flatin Cross Keys yet your cat can’t make the move with you then you will be presented with a hard choice.