In looking at mumsnet.com for a cheap solicitor in Castleford, most say that I must instruct a CQS assured solicitor. Can you explain what CQS is?

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 prudent and efficient conveyancing processes through the scheme protocol the standard covers many partnerships who carry out conveyancing in Castleford.

I am assisting my niece sell her property in Castleford. Does the conveyancing solicitor arrange the energy performance certificate or it is for the seller to see to?

After the demise of Home Packs, energy assessments became a compulsory element of selling a property. An energy performance certificate must be commissioned prior to the property being advertised. This is not a task that solicitors normally arrange. Where you are using a Castleford conveyancing practitioner they might help arrange energy performance certificates given their contacts with reputable local providers

Can I be sure that the Castleford conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Castleford seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.

Our offer on a house in Castleford has been agreed to, but there is a chain. The vendors have placed an offer on a property, however it’s not yet agreed to, and have viewings of other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Castleford. What do I do now? When do I get the mortgage application with Principality started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Castleford conveyancing search costs, etc). The first course of action is to check that your conveyancing practitioner is on the Principality approved list. As to the next stages this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they request their solicitor to move forward with the conveyancing in Castleford.

I am buying my first flat in Castleford with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the deal as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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 would like to let out my leasehold apartment in Castleford. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your previous Castleford conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain consent via your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of first obtaining permission. The consent should not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Castleford Conveyancing for Leasehold Flats - Examples of Queries before buying

Does the lease contain onerous restrictions? It would be sensible to discover as much as possible concerning the managing agents as they can either make life much easier or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the tidiness of the communal areas. You should not be afraid to ask other tenants what they think of them. In conclusion, be sure you discover the dates that you are obliged pay the service charge to the relevant party and specifically how they are spending the funds. Is the freehold reversion owned collectively by the tenants?

Living abroad it is not practicable to travel my Castleford conveyancing lawyers office to execute documents connected to my conveyancing in Castleford – is this a problem?

You need not be concerned. Castleford conveyancing solicitors can conduct conveyancing transactions for clients nationally. It is not necessary for you to be able to visit a Castleford conveyancers office. They can deal with everything via phone, post and email - whatever works for you.