After researching online forums for an affordable solicitor in St Werburghs, most advise that I must use a CQS accredited lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a kitemark 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 through the scheme protocol the standard includes many firms who execute conveyancing in St Werburghs.

My partner and I are close to exchanging contracts on the sale of our house in St Werburghs and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street St Werburghs lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in St Werburghs. We have lived in St Werburghs for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am buying a new build house in St Werburghs with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my solicitor about this extras as it will impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. St Werburghs is the location of the property. Can you offer any opinion?

Flying freeholds in St Werburghs are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Werburghs you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Werburghs may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have today had an offer accepted on an apartment in St Werburghs and the broker that we are dealing with recommended his . He quoted £900 plus VAT and disbursements. Does this sound expensive?

You should not rely on a single estimate. You should obtain like-for-like quotes for your conveyancing in St Werburghs. Then pick one that you trust and crucially, is on the approved list of the lender that you have applied for a mortgage from.