My financial adviser has asked me for my Fenstanton solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I discover this. I have tried my local Fenstanton office but they have not responded to me.

You are best placed to get this information from your Fenstanton property lawyer . Most Fenstanton law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Is it the case that all Fenstanton solicitor practices on the Lloyds conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Fenstanton solicitor on the Santander panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

About to purchase maisonette in Fenstanton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Fenstanton lawyer is on the Yorkshire BS conveyancing panel.

Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who conducted the conveyancing in Fenstanton 10 years ago are no longer around. What do I do?

Nowadays there are duplicates made of almost everything, and your conveyancer will be aware precisely where to locate all the suitable documentation so you may buy or sell your house without any difficulty. If duplicates can’t be found, your solicitor can put in place insurance or indemnities against possible claims on your property.

About to purchase a new build flat in Fenstanton. Conveyancing is daunting 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.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fenstanton

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I have just started marketing my garden apartment in Fenstanton. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual as all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I purchased a studio flat in Fenstanton, conveyancing was carried out in 1999. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Fenstanton with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2084

You have 58 years remaining on your lease the likely cost is going to span between £23,800 and £27,400 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do 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 you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.