After reviewing mumsnet.com for a conveyancing lawyer in Rochford, most comment that I must instruct a CQS kitemarked solicitor. What is CQS?

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 banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Rochford is one of the numerous areas of the UK where there are Accredited solicitors.

The deeds to our property can not be found. The solicitors who dealt with the conveyancing in Rochford 4 years ago no longer exist. What do I do?

As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, find your property and secure current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for a small fee.

How does conveyancing in Rochford differ for new build properties?

Most buyers of new build premises in Rochford contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Rochford tend to buy the site, 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 used to new build conveyancing in Rochford or who has acted in the same development.

How do I use the search facility to locate a conveyancing solicitor in Rochford on the authorised to act for my bank?

First select a lender such as Yorkshire Building Society, Leeds Building Society or Britannia then choose your preferred area such as Rochford. Conveyancing organisations in Rochford and across England and Wales should be identified.

There are only 62 years unexpired on my flat in Rochford. I need to get lease extension but my freeholder is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to track down the landlord. On the whole an enquiry agent should be helpful to carry out a search and prepare an expert document to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court overseeing Rochford.

I invested in buying a 1 bedroom flat in Rochford, conveyancing was carried out in 1996. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Rochford with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease ends on 21st October 2078

With 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.