Having spent time reviewing online forums for a conveyancing lawyer in Park Langley, many say that I should look for a CQS assured lawyer. 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 via the scheme protocol the standard includes numerous firms who perform conveyancing in Park Langley.

There are a variety of conveyancing solicitors in Park Langley but how do I know who I should use?

It would be unwise to be tempted by the lowest Park Langley conveyancing quote. You really do get what you pay for when it comes to property lawyers. 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.

I am assisting my step-mother sell her flat in Park Langley. Will the conveyancer order the energy performance certificate or should I organise this?

Following the demise of Home Information Packs, energy performance certificates was left as a mandatory element of moving property. An energy performance certificate must be commissioned prior to the property being advertised. This is not something that lawyers ordinarily arrange. Where you are instructing a Park Langley conveyancing practitioner they may be willing to arrange energy assessments given their contacts with reputable local providers

At last I have had an offer on a flat in Park Langley agreed to, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet tied up, and are looking at other flats booked. I have chosen a high street conveyancing solicitor in Park Langley. What should be my next step? At what point do I apply for the mortgage with Santander?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Park Langley conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Santander conveyancing panel. Concerning the next phase this very much depends on the specifics of your case, motivation for this property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to proceed with searches.

Should our lawyer be asking questions regarding flooding during the conveyancing in Park Langley.

Flooding is a growing risk for conveyancers dealing with homes in Park Langley. There are those who buy a property in Park Langley, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Park Langley. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to find out if the premises has suffered from flooding. If the residence has been flooded in past and is not disclosed by the seller, then a purchaser could issue a claim for damages stemming from an misleading response. The buyer’s solicitors will also commission an environmental report. This should reveal whether there is any known flood risk. If so, further investigations should be conducted.

I need to appoint a conveyancing solicitor for some conveyancing in Park Langley. I've chance upon a site which seems to have the ideal offering If there is a chance to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Park Langley. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Park Langley are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Park Langley in which case you should be shopping around for a Park Langley conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.

I own a basement flat in Park Langley, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Park Langley with over 90 years remaining are worth £202,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2081

You have 56 years unexpired the likely cost is going to span between £29,500 and £34,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.