What tips do you have for sourcing leasehold conveyancing in Crowle?

First ask the people you trust whom they would seek assistance from.

Second, look on the internet for conveyancing in Crowle. Pick up the phone to a couple or more firms listed and request that they email you their conveyancing costs illustrations and speak to the lawyer who will handle the conveyancing prior tomaking your decision.

Third is to use our search tool to assist you in finding the right solicitors taking into account your individual expectations including area of the property,speed, complications and who the proposed lender is. Resist the temptation to opt for £100 conveyancing in Crowle

After researching online forums for a recommended solicitor in Crowle, many say that I should look for a CQS accredited solicitor. 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. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Crowle is one of the numerous areas of the UK where there are CQS lawyers.

Can you point me to a directory of Bank of Ireland panel conveyancers in Crowle on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public online. Where you are looking for a Crowle lawyer on the Bank of Ireland please use our tool.

Completion of my remortgage has taken place for my property in Crowle. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being a right pain. The Crowle solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Over the last few months I have been searching for a flat up to £195,000 and found one close by in Crowle I like with open areas and transport links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Crowle suitable, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

My husband and I are first time buyers - had an offer accepted, but the agent has warned us that the seller will only go ahead if we appoint their chosen lawyers as they want a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Crowle

It is unlikely the vendors are driving this. Should the seller desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Crowle conveyancing solicitors - as opposed tothose that will earn their estate agent a kickback or achieve conveyancing targets pre-set by senior management.