Unfortunately I am unable to travel far from Frimley. Is there a reason why all Frimley conveyancing practitioners are not on all lender panels?

A decade ago most lenders had an attitude to risk which is different than today. The FSA in 2010 carried out a thematic review into property fraud which concluded: know the property lawyers on your panel. Consequently, banks have since soughtmore data from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of amount of transactions the lenders required.

When looking at online forums for an affordable lawyer in Frimley, many post that I must use a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Frimley is one of the numerous areas in England and Wales where there are CQS solicitors.

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Frimley?

Many commercial conveyancing solicitors in Frimley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Frimley. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Frimley.

For each commercial conveyancing transaction in Frimley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Frimley commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Frimley.

Looking forward to sign contracts shortly on a leasehold property in Frimley. Conveyancing solicitors inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Frimley should include some of the following:

Ground rent - what is due and when is collected, and also know whether this is subject to change What options are open to you if a neighbour breaches a clause of their lease? Do you need to have carpet in the flat or are you allowed wood flooring? Details of the parties to the lease, for example these could be the lessee, superior lessor, freeholder You should know whether the lease allows you to alter or improve anything in the property- you should be made aware as to whether it applies to all alterations or limited to structural alteration, and whether permission is mandated necessary

I own a ground floor flat in Frimley, conveyancing having been completed in 2004. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Frimley with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2096

With only 71 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

My folks cant seem to find their Frimley property on the HM Land Registry online search facility. They recall that 48 years ago when they purchased the property there were complications with the post code not being recognised in some systems.

The vast majority of properties in Frimley should show up. Have you endevoured to search to simply the postcode. Normally it will reveal all the residences inside that postcode. Assuming the property is registered it will be there with a title number. If they bought back in the 60’s it's conceivable it may be not yet registered. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title papers which could be with your parent’s lender.