When researching consumer advice sites for a cheap lawyer in West Ealing, most comment that I should use a CQS accredited solicitor. What is CQS?

West Ealing Conveyancing Quality Scheme law firms have achieved accreditation by the law Society CQS was established to promote high standards in the in the legal transfer of properties. CQS enables house movers to identify solicitor firms that provide a quality residential conveyancing. West Ealing is one of the many areas in England and Wales in which CQS are located. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.

What is the difference between a licensed conveyancer and conveyancing solicitor in West Ealing

Two types of professional can execute conveyancing in West Ealing namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or acquisition of property. They are both duty bound to conduct West Ealing conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that all necessary procedures should be appropriately followed.

We previously chose conveyancers locally in West Ealing on the Lloyds solicitor panel. They are now charging me a further charge for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?

Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. This charge is not set by Lloyds but by your West Ealing lawyer. Numerous firms on the Lloyds panel will quote ’dealing with mortgage’ fee and others do not.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The West Ealing solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.

I'm purchasing my first flat in West Ealing with a mortgage from Leeds Building Society. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The sale representative told me not disclose to my lawyer about this side-deal as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 am looking for a ground for flat up to £305k and found one near me in West Ealing I like with amenity areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in West Ealing in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the amount the 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 could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

What range of conveyancing services do West Ealing conveyancing practices handle?

For the most part West Ealing conveyancing companies tend to supply a number of services to home and land owners, sellers, buyers, freeholders and tenants and you can expect them to do some of the following services:

Standard residential sale conveyancing in West Ealing and nationally Domestic purchase conveyancing in West Ealing and also around the country Buying through Right to Buy (RTB) or Right to Acquire (RTA) schemes Islamic mortgage transactions Shared or joint ownership Agreements Covenant and chancel insurance