My mortgage broker has requested my Flint lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Flint branch but they don't know it.

The sensible thing to do is ask for this information from your Flint conveyancer . Most Flint law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Having invested time looking at consumer advice sites for a recommended lawyer in Flint, many post that I should look for a CQS assured solicitor. Can you explain what CQS is?

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 * adherence to prudent and efficient conveyancing procedures through the scheme protocol Membership covers many organisations who handle conveyancing in Flint.

We are close to exchanging contracts on the sale of our property in Flint and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Flint. Having lived in Flint for six years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. What do they say? You must 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 health insurance to cover that same sickness)

I am buying a new build flat in Flint. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Flint

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

How much should conveyancing in Flint cost?

Almost all Flint conveyancing practices will charge a fixed fee. If further work become due during the transaction your property lawyer is obliged disclose to you in writing of any further costs for such work as soon as it becomes foreseeable. Some work on a no sale no charge principle, others will levy an bill for a proportion of the set charges, according to the point at which the conveyancing fails.

We would recommend that you seek various firms to send you an estimate.