After scouring moneysavingexpert.com for an affordable solicitor in Albrighton, most comment that I must use a CQS accredited lawyer. Can you explain what CQS is?

Albrighton Conveyancing Quality Scheme law firms have obtained accreditation under the Law Society's Scheme (CQS) CQS was created to promote high standards in the home buying process. CQS enables house movers to identify solicitor firms that provide a quality residential conveyancing. Albrighton is one of locations in England and Wales in which accredited firms are based. The scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, random audits 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 Legal Ombudsman.

I acquired my home on 16 July and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Albrighton said it should be concluded in a couple of weeks. Are properties in Albrighton uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Albrighton registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any interested parties. At present in the region of three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs once the new owner is living at the premises therefore 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Albrighton is where the house is located. What do you suggest?

Flying freeholds in Albrighton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Albrighton you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Albrighton may decide 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.

Do you have any advice for leasehold conveyancing in Albrighton from the point of view of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Albrighton can be avoided where you appoint lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the buyers’ conveyancers.
If you have the benefit of shareholding in the freehold, you should make sure that you have the original share certificate. Arranging a new share certificate is often a lengthy formality and delays many a Albrighton home move. Where a new share certificate is required, do contact the company officers or managing agents (if relevant) for this as soon as possible. The majority of landlords or managing agents in Albrighton levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Albrighton. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be warry about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to ongoing. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your lawyers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 80 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

Leasehold Conveyancing in Albrighton - Examples of Queries before buying

Is there a share of the freehold? The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees have control and although a managing agent is frequently retained if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Is anyone aware of any major works in the planning that will likely add a premium to the maintenance charges?

A licensed conveyancer acted on my conveyancing in Albrighton half a dozen years ago and was holding my deeds but has now closed – What steps do I now take to retreive them?

Deeds, as such, are no longer appropriate for the majority of properties in Albrighton are registered electronically at Land Registry. Should you need to show ownership or are selling or refinancing your lawyer will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.