Having spent time researching consumer advice sites for a high-quality lawyer in Keynsham, most advise that I must look for a CQS assured 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 prudent and efficient conveyancing processes through the scheme protocol It covers numerous firms who handle conveyancing in Keynsham.

I am purchasing a new build house in Keynsham with a mortgage from Godiva Mortgages Ltd. The developers would not budge the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my solicitor about this deal as it will put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 was advised by a number of property agents in Keynsham to find a solicitor using your seach tool. Is there a financial incentive for Estate Agents to offer your services rather than alternative conveyancing organisations?

We refuse to make any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

We're first time buyers - had an offer accepted, but the property agent advised that the vendor will only proceed if we appoint their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Keynsham

It is highly unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Keynsham conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing targets demanded by head office.

I only have 68 years unexpired on my lease in Keynsham. I now wish to get lease extension but my freeholder is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the freeholder. In some cases a specialist should be helpful to try and locate and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the application to the County Court overseeing Keynsham.

I inherited a basement flat in Keynsham, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Keynsham with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2075

With 51 years left to run the likely cost is going to range between £30,400 and £35,200 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.