In scouring mumsnet.com for a high-quality solicitor in Bestwood, most comment that I must look for a CQS accredited solicitor. 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 * compliance with best practice conveyancing processes through the scheme protocol Membership includes many organisations who carry out conveyancing in Bestwood.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Bestwood is the location of the property. Is there any guidance you can impart?

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

Are there any apps to assist me to identify a Bestwood solicitor on the Nationwide Building Society conveyancing panel? I have wheels and am willing to travel upto 10kilometers to meet the solicitor.

You can use the facility on this page. Please pick a bank and your location and you will see a number of Bestwood conveyancing lawyers located nearest you. We have detailed some Bestwood conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Nationwide Building Society approved list

What advice can you give us when it comes to appointing a Bestwood conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Bestwood conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Bestwood conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

If they are not ALEP accredited then why not? How familiar is the practice with lease extension legislation?

I own a ground floor flat in Bestwood, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Bestwood with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2091

You have 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

Builders have suggested I use a conveyancer and I've obtained a quote from them. It's almost £250 less expensive than my family Bestwood solicitor. Should I use them?

Builders normally have panels of solicitors who expedite matters and who know the developer’s paperwork and lawyer. As many developers offer an inducement to choose a preferred conveyancer for this reason, any increased charges can be avoided and a builder won't suggest a conveyancing factory and run the risk of having the transaction delayed when they demand an exchange inside a month. The argument for not opting for the suggested property lawyer is that they may be reluctant to fight for your interests at the risk of alienating the sellers. If you worry that this may be the situation you should stick with your local Bestwood solicitor.