My lawyer has identified a a legal deficiency with the lease for the flat we are buying in Ely. The other side have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that he must check that the bank is content with this solution. Who is the client here, us or the lender?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions must be adhered to.

Are there restrictive covenants that are commonly identified as part of conveyancing in Ely?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ely. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying a new build apartment in Ely. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ely

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am looking for a ground for flat up to £305k and identified one round the corner in Ely I like with amenity areas and transport links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Ely suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I need to find a conveyancing solicitor for sale conveyancing in Ely. I happened to discover a web site which appears to be the ideal solution If there is a chance to get all formalities done via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?