I had intended to instruct a property lawyer in Sharnbrook for our house purchase. Our broker informed us that our mortgage lenders Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unfair competition?

Banks tend to restrict either the type or the number of conveyancing practices on their member panel. A common example of such criteria being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few banks have reduced the amount of solicitor practices they allow to act for them. You should note that Norwich and Peterborough Building Society have no responsibility for the quality of advice provided by any member of Norwich and Peterborough Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains differing opinions about the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near Sharnbrook only execute very few conveyances per annum.

About to purchase a new build flat in Sharnbrook. Conveyancing is a frightening process 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.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Sharnbrook

Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Sharnbrook is where the house is located. What do you suggest?

Flying freeholds in Sharnbrook are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sharnbrook you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sharnbrook may decide 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 residence.

If all goes to plan we aim to complete the sale of our £200,000 maisonette in Sharnbrook in just under a week. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Sharnbrook?

For most leasehold sales in Sharnbrook conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in Sharnbrook Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Sharnbrook leasehold property is £350. For Sharnbrook conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I inherited a split level flat in Sharnbrook, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Sharnbrook with a long lease are worth £170,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2103

With only 78 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. 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. Please do not move forward based on this information before getting professional advice.

My step-mother purchased her house in Sharnbrook 9 years past. She has got married, widowed and has recently remarried. She now wants to dispose of the Sharnbrook property. I suspect that she will just be need to supply copies of her marriage certificates to the conveyancer but she is anxious it will delay the house move. Should she appoint a solicitor to update the Land Registry documents for the house?

The is no need to bring up to date the register on the basis that you have the proof needed to show how the name change has come about.

The purchaser’s solicitor should check the title entries and requisition evidence to prove the name change for instance marriage certificates.