My fiancee and I are buying our first house. Our conveyancer has messagedto ask if we would like to order supplemental conveyancing searches. Frankly we in the dark as to what's necessary for conveyancing in Underwood

The range of Underwood conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your knowledge of the area and risks, your general attitude to risk. What is important is that you properly understand what information each search could provide. You may then decide if you personally think you need that information. Should you be uncertain, ask your conveyancing practitioner to provide guidance.

Why do I have to pay up front for conveyancing in Underwood?

Where you are retaining lawyers for conveyancing in Underwood your lawyer will ask you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the total price then this will be needed immediately in advance of exchange of contracts. The final balance that is due will be payable shortly before completion.

In reviewing mumsnet.com for an online lawyer in Underwood, many post that I should look for a CQS accredited solicitor. Can you explain what CQS is?

Underwood Conveyancing Quality Scheme practices have obtained accreditation by the law Society CQS was created to establish evidence of quality standards in the in the legal transfer of properties. CQS helps home movers to identify practices who provide a quality residential conveyancing. Underwood is one of locations in England and Wales in which CQS are based. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

I own a renovated Georgian property in Underwood. Conveyancing solicitor represented me and Clydesdale. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Underwood and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.

Can you provide any advice for leasehold conveyancing in Underwood from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Underwood can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Underwood leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. Should you dont have the consents to hand you should not communicate with the landlord without checking with your solicitor in the first instance. Many landlords or managing agents in Underwood charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Underwood. If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than ongoing.

I inherited a garden flat in Underwood, conveyancing having been completed April 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Underwood with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2074

You have 50 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.