I am acquiring a brand new apartment in Littleport and my conveyancer is advising me that she is duty bound to the mortgage company to reveal incentives from the seller. I am under pressure to exchange and I don't want to delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your . A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

What can a local search tell me concerning the house my wife and I buying in Littleport?

Littleport conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search is essential in every Littleport conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

How does conveyancing in Littleport differ for newly converted properties?

Most buyers of new build property in Littleport come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Littleport usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Littleport or who has acted in the same development.

We're new on the property ladder - agreed a price, but the agent told us that the vendor will only issue a contract if we instruct the agent's recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Littleport

It is highly unlikely the sellers are behind this. Should the owner require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Littleport conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or hit his conveyancing targets demanded by senior management.

Back In 2001, I bought a leasehold flat in Littleport. Conveyancing and mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Littleport who acted for me is not around. Do I pay?

First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Littleport conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a 1 bedroom flat in Littleport, conveyancing formalities finalised 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Littleport with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 50

With only 50 years unexpired the likely cost is going to range between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.