In reading online forums for an online solicitor in North Sheen, most say that I must use a CQS kitemarked 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 best practice conveyancing procedures via the scheme protocol Membership includes many companies who conduct conveyancing in North Sheen.

How does conveyancing in North Sheen differ for newly converted properties?

Most buyers of new build property in North Sheen contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in North Sheen typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in North Sheen or who has acted in the same development.

I opted to have a survey completed on a property in North Sheen before appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend refuse to issue a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in North Sheen. Conveyancing may be slightly more expensive based on your lender's requirements.

My father-in-law has recommend that I use his conveyancers in North Sheen. Do I take his advice?

No doubt the ideal way to find a conveyancing solicitor is to seek referrals from friends or family who have actually used the conveyancer that you are considering.

I have just appointed agents to market my 2 bed flat in North Sheen. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly service charge invoice – Do I pay up?

The sensible thing to do is pay the invoice as usual because all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in North Sheen. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to judgment on the price payable.

An example of a Lease Extension matter before the tribunal for a North Sheen property is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case related to 1 flat. The unexpired term as at the valuation date was 68.34 years.