When reading online forums for an online lawyer in Ravenshead, many say that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?

Ravenshead Conveyancing Quality Scheme practices have been granted accreditation by the law Society CQS was created to promote high standards in the in the legal transfer of properties. CQS helps consumers to recognise practices that provide a quality residential conveyancing. Ravenshead is one of the many areas in England and Wales in which accredited firms are located. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.

I am helping my sister sell her house in Ravenshead. Does the solicitor commission an energy assessment or do I organise this?

After the abolition of HIPs, energy assessments remained a mandatory component of moving property. An energy performance certificate should be commissioned in advance of the property being advertised. It is not a task that solicitors normally arrange. Where you are instructing a Ravenshead conveyancing solicitor they might help arrange energy performance certificates due to their relationships with reputable local energy assessors

I am buying a property in Ravenshead. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Aldermore your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Ravenshead.

I am currently in the process of buying my council flat in Ravenshead. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I used Wolstenholmes a few years ago for my conveyancing in Ravenshead. I now require my papers but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ravenshead of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Ravenshead differ for newly converted properties?

Most buyers of new build residence in Ravenshead approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Ravenshead typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ravenshead or who has acted in the same development.

We expect to complete our sale of a £125,000 maisonette in Ravenshead on Tuesday in a week. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Ravenshead?

For the majority of leasehold sales in Ravenshead conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-exchange questions Where consent is required before sale in Ravenshead Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Ravenshead leasehold premises is £350. For Ravenshead conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

Leasehold Conveyancing in Ravenshead - Examples of Questions you should ask before Purchasing

Who is in charge of the building? It is important to be aware whether redecorating or some other major work is coming up to be shared by the leasehold owners and may well dramatically increase the the service charges or result in a one time invoice. What is the service charge and ground rent on the flat?