We were about to retain a conveyancing solicitor in Gamlingay listed using your comparison tool but have come across some other quotes on the internet look less pricey – how come?

There are many firms of conveyancers advertising at first sight what seems to be cut price. You should give due consideration about how much you respect your own move to you are willing to be penny wise pound foolish concerning the quality of the conveyancing. Some embed fees deep into the terms of engagement. The solicitors that we put forward for conveyancing in Gamlingay will notdo this.

When it comes to mortgage companies such as Co-operative, do Gamlingay property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Gamlingay building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Gamlingay conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their specific requirements. I simply don't know who is right.

Provided that the property lawyer is on the lender panel, they must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Intending to buy a maisonette in Gamlingay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative 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 Gamlingay lawyer is on the Co-operative conveyancing panel.

I need some quick conveyancing in Gamlingay as I am under pressure to sign on the dotted line within 3 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Gamlingay the following are examples of issues that can be revealed and adversely affect future mortgageability: Enforcement Notices, Overdue Fees, Overdue Grants, Railway Schemes,...

I have just started marketing my garden flat in Gamlingay. Conveyancing is yet to be initiated, however I have just received a yearly service charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal given that all rents and maintenance invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a basement flat in Gamlingay, conveyancing was carried out in 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Gamlingay with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2075

With only 52 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.