Our solicitor has uncovered a a problem with the lease for the apartment we are purchasing in Soham. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the lender is content with this solution. Who is the client here, us or the mortgage company ?

Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements 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.

I am assisting my niece sell her property in Soham. Does the conveyancing solicitor order the energy performance certificate or should I organise this?

Following the demise of Home Information Packs, EPC’s was kept a mandatory part of moving house. An energy assessment needs to be to hand prior to the property being put on the market. It is not something that conveyancers ordinarily organise. Where you are instructing a Soham conveyancing practitioner they might be able to arrange energy assessments due to their contacts with long established Soham accredited person

We are planning to move home in October. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Soham. Conveyancing lawyer was chosen before I stumbled across your site.

On the day of completion you can collect the keys from your selling agent however this can only take place once the vendors lawyers inform the agent that they have the completion monies and the keys can be collected. You should advise the removal men that you are ready to move in. We do not recommend a specific removal company but can assist you in locating a residential property solicitor in Soham or a solicitor that specialises in conveyancing in Soham.

My wife and I buying a terrace house in Soham. We would like to an extension at the rear at the property.Will legal investigations on the property include investigations to determine if these alterations are permitted?

Your solicitor will review the registered title as conveyancing in Soham can occasionally reveal restrictions in the title documents which restrict certain changes or require the permission of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Should my solicitor be raising questions about flooding as part of the conveyancing in Soham.

Flooding is a growing risk for lawyers dealing with homes in Soham. Plenty of people will acquire a property in Soham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their conveyancers which will figure out the risks in Soham. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine if the premises has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser could commence a compensation claim stemming from an inaccurate response. A buyer’s conveyancers should also carry out an enviro search. This will higlight if there is a recorded flood risk. If so, more detailed investigations should be made.

I am buying a new build flat in Soham. 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 legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Soham

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. There must be mutual enforceability of lessee’s covenants. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

What advice can you give us when it comes to finding a Soham conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Soham conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Soham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

How experienced is the firm with lease extension legislation?

I inherited a 1st floor flat in Soham, conveyancing having been completed in 2007. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Soham with a long lease are worth £175,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2083

You have 58 years remaining on your lease the likely cost is going to be between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.