Unfortunately I am unable to travel far from Downham. Please explain the reason why all Downham are not on all bank panels?

Even though it may seem unfair for banks to limit who can represent them, from the public’s or conveyancer’s standpoint, the the contrary view is that lenders are becoming ever more anxious and feel it vital to protect them against illegal activities. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

It has been four months following my purchase conveyancing in Downham took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the advice of my in-laws I had a survey completed on a house in Downham prior to retaining solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks may refuse to grant a loan on this type of home.

It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Downham. Conveyancing may be slightly more expensive based on your lender's requirements.

I was pointed in your direction by numerous selling agents in Downham to select a property lawyer on your site. What’s the financial inducement for Estate Agents to recommend your site rather than a competitor’s?

We don’t make any financial incentive for sending work our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I own a leasehold flat in Downham. Conveyancing and mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Downham who acted for me is not around. What should I do?

First make enquiries of HMLR to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Downham conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a studio flat in Downham, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Downham with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 50

With 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.