Can you help? My Duxford solicitor is assuring me that he is legally obliged toconduct Duxford conveyancing searches asthe firm are on the Nat Westsolicitor panel. Is this really necessary?

You have limited options available to you. As you are taking a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Duxford conveyancing searches.

We are intent on selling our house in Duxford and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Duxford lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing firm as opposed to a conveyancing solicitor in Duxford. We have lived in Duxford for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

It has been 2 months following my purchase conveyancing in Duxford concluded. I have checked the Land Registry website which shows that I paid £175,000 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 premises 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.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it all the more appealing. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Duxford. Conveyancing advisers have not yet been instructed. Will they explain the issues?

Most houses in Duxford are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Duxford in which case you should be shopping around for a Duxford conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer will advise you fully on all the issues.

Duxford Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing

Are there any major works in the planning that could increase the service costs? It would be sensible to find out as much as possible about the company managing the block as they will either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Don't be afraid to ask other tenants whether they are happy with them. On a final note, find out the dates that you are obliged pay the maintenance charge to the appropriate party and precisely how they are spending that money. The answer will be useful as a) areas may cause problems for the block as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the running of the building you will wish to have all the details

Why do Duxford conveyancing costs are more expensive for leasehold and freehold properties?

Inevitably there is more work needed for leasehold conveyancing. Duxford has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.