Unfortunately I am unable to travel far from Burwell. Is there a reason why all Burwell property lawyers aren't automatically on all bank panels?

Mortgage Companies normally impose restrictions on either the nature or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the organisation is required to have at least two partners. In addition to restricting the structure of firm, some banks such as HSBC decided to restrict the number of organisations they permit to act for them. You should note that mortgage companies have no accountability for the standard of advice provided by any Burwell conveyancing practitioner on their panel. Increases in mortgage fraud was the key driver in the reduction of conveyancing panels from 2008 even though there are differing opinions concerning whether solicitors sat at the center of that fraud. Data published by the Land Registry indicates that thousands of law organisations only transact one or two conveyances a year. Those advocating conveyancing panel pruning ask why law firms should have the right to be listed on a bank panel when it is apparent that property law is not their primary expertise?

The owners have very pushy sellers who has insisted on a lock out contract with a down payment two thousand pounds. Are such agreements sensible?

Lock out contracts are agreements between a home owner and purchaser giving the buyer exclusive rights to purchase the property within a prescribed time frame. For all intents and purposes, a lock out is a document stating that you will receive a contract at a later date being the main conveyancing contract. It is generally used for buyer assurance though in many situations, the proprietor may enjoy an upside from such agreements as well. There are various positives and negatives to having them but you need to check with your conveyancer but note that it may result in costing you more in conveyancing charges. For this these agreements are avoided in relation to conveyancing in Burwell.

My business partner and I are planning to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Burwell for under £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Burwell, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. As for the costs this will depend on the structure and terms of the proposed transaction. Let us have your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing calculation.

I am thinking of appointing a conveyancing practitioner in Burwell for my house move. Is it possible to see a firm’s complaints history with the profession’s regulator?

One can find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.

My wife and I purchased a leasehold flat in Burwell. Conveyancing and Coventry Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Burwell who previously acted has now retired. Any advice?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to instruct a Burwell conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a garden flat in Burwell, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Burwell with over 90 years remaining are worth £211,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2092

With just 68 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above 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. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.