My mortgage broker has requested my Fenstanton law firm’s panel reference for the Nationwide conveyancing panel. How do I obtain this. I have tried my local Fenstanton office but they have not got back to me yet.

You are best placed to get this information from your Fenstanton conveyancing practitioner . They retain a central record lender panel numbers.

Should my conveyancer be asking questions regarding flooding during the conveyancing in Fenstanton.

Flooding is a growing risk for conveyancers dealing with homes in Fenstanton. Plenty of people will purchase a property in Fenstanton, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a number of searches that may be initiated by the purchaser or by their conveyancers which should figure out the risks in Fenstanton. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine whether the property has suffered from flooding. If the residence has been flooded in past and is not notified by the seller, then a purchaser could commence a legal claim for losses as a result of such an inaccurate reply. The purchaser’s conveyancers may also commission an enviro report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

The estate agent has sent us the confirmation of our purchase of a new build flat in Fenstanton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. Please confirm the Lease plans are surveyor prepared.

I'm refinancing my primary home to a buy to let loan with Skipton Building Society and intend to use the remaining equity as a down payment on further property. The location we are looking at is Fenstanton. Will your solicitors be able to act for both sets of mortgage companies and tie in the transactions?

Do use our search tool on this page to ensure that the solicitors are approved by both mortgage companies. On the basis that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and specify your expectations and needs.

My husband and I may need to let out our Fenstanton 1st floor flat for a while due to a career opportunity. We used a Fenstanton conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

A small minority of properties in Fenstanton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I bought a 1st floor flat in Fenstanton, conveyancing was carried out in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Fenstanton with over 90 years remaining are worth £195,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2087

With just 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.