After looking at moneysavingexpert.com for an affordable lawyer in Victoria Park, many advise that I must instruct a CQS assured lawyer. Can you explain what CQS is?

Victoria Park Conveyancing Quality Scheme law firms have been granted certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps consumers to identify solicitor firms that provide a quality residential conveyancing. Victoria Park is one of locations in England and Wales in which accredited firms are located. The scheme requires practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews 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 Building Societies Association.

Should our solicitor be asking questions concerning flooding during the conveyancing in Victoria Park.

Flooding is a growing risk for conveyancers carrying out conveyancing in Victoria Park. There are those who buy a house in Victoria Park, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or by their lawyers which should figure out the risks in Victoria Park. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to discover if the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the owner, then a purchaser could issue a claim for damages resulting from an inaccurate answer. A buyer’s lawyers may also commission an enviro report. This should indicate if there is any known flood risk. If so, more detailed investigations should be conducted.

3 months have elapsed following my purchase conveyancing in Victoria Park took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Victoria Park is the location of the property. What do you suggest?

Flying freeholds in Victoria Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Victoria Park you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria Park may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I own a studio flat in Victoria Park, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Victoria Park with an extended lease are worth £165,000. The ground rent is £45 yearly. The lease ends on 21st October 50

With just 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other 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 seeking the advice of a professional.