I am not well enough to travel far from Soham. Is there a reason why all Soham conveyancers aren't automatically on all lender panels?

Even though it may seem unfair for banks to restrict who can act for them, from the public’s or lawyer’s viewpoint, the other side of the coin is that lenders are becoming ever more anxious and consider it essential to shield themselves against illegal activities. As a consequence of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

Are the Soham conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?

Soham conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Soham. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Soham?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and once they have received this, you should be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

We have a mortgage agreed in principle with Yorkshire BS. Soham conveyancing practitioners were instructed. How long does it take for Yorkshire BS to send the offer to the property lawyer?

There is no definitive answer here. Have Yorkshire BS completed the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

It is not clear whether my bank requires a lease extension. I have telephoned my Soham bank branch on various occasions and was told they are content with the situation and they will lend. My Soham conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?

The lawyer must comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

In what way does the Landlord & Tenant Act 1954 impact my business offices in Soham and how can your lawyers assist?

The 1954 Act gives a safeguard to business leaseholders, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Soham is one of the hundreds of locations in which our lawyers are based

Due to exchange soon on a garden flat in Soham. Conveyancing lawyers inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Soham should include some of the following:

How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark Your solicitors should enable you to have an understanding of the building insurance obligations Responsibility to repair and maintain the main walls and foundations. It is important for you to know who is responsible the repair and maintenance of all parts of the block and estate Information as to the provision as set out in the lease to pay service charges - with regard to both the building, and the more general rights a tenant has Details of the parties to the lease, e.g. these could be the leaseholder, superior lessor, landlord

I am the registered owner of a 1 bedroom flat in Soham, conveyancing was carried out in 1997. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Soham with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2090

With just 65 years left to run the likely cost is going to be between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.