Having spent time reviewing mumsnet.com for a recommended lawyer in West Smithfield, many say that I must look for a CQS assured lawyer. What is CQS?

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 * compliance with best practice conveyancing processes through the scheme protocol the standard includes numerous firms who carry out conveyancing in West Smithfield.

We are close to exchanging contracts on the sale of our property in West Smithfield and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in West Smithfield. We have lived in West Smithfield for 5 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of 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 ailment)

I'm purchasing my first flat in West Smithfield with a loan from Alliance & Leicester . The builders refused to budge the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my conveyancer about the extras as it could impact my mortgage 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 have been on the look out for a ground for flat up to £235,500 and found one close by in West Smithfield I like with a park and transport links nearby, however it only has 51 years on the lease. There is not much else in West Smithfield for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce 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 a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I am looking into buying my first house which is in West Smithfield and I am already nervous. I couldn't find anything specific about West Smithfield. Conveyancing will be needed in due course but do you know about the West Smithfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at West Smithfield. In the meantime here are some basic statistics that we found