In looking at consumer advice sites for a recommended solicitor in Wallington, many comment that I must instruct a CQS accredited 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 * adherence to prudent and efficient conveyancing processes via the scheme protocol the standard includes many firms who conduct conveyancing in Wallington.

Can you help - my lawyer advises that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Wallington?

The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I can not work out if my bank requires a lease extension. I have called into my local Wallington bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Wallington conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The lawyer has to follow the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have instructed a Wallington property lawyer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wallington postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Wallington.

I require expedited conveyancing in Wallington as I have pressure to complete within 4 weeks. A home loan is not required. Can I decline from having conveyancing searches to save money and time?

As you are are a cash buyer you are at liberty not to have searches conducted although no solicitor would suggest that you don't. With lots of history conveyancing in Wallington the following are instances of what can appear and therefore affect market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

I am looking for a conveyancing solicitor in Wallington for my home move. Is it possible to review a firm’s record with the legal regulator?

Anyone may read documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.

Back In 2003, I bought a leasehold house in Wallington. Conveyancing and Bank of Ireland mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Wallington who previously acted has now retired. What should I do?

First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Wallington conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

After years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Wallington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the sum to be paid.

An example of a Freehold Enfranchisement matter before the tribunal for a Wallington property is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case related to 2 flats. The unexpired term was 72 years.