Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Gamlingay. Do I pick up the keys to the property on the completion date from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Gamlingay?

On the day of completion you will not be required to attend the conveyancers office in Gamlingay. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and once they have received this, you will be able to pick up the keys from the property Agents and move into your new home. Usually this occurs early afternoon.

Can you help - my lawyer says that flying freehold insurance is required on my purchase. What is the level of cover for Gamlingay conveyancing?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

About to purchase house in Gamlingay. 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 Virgin Money 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 property lawyer is on the Virgin Money conveyancing panel.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a residence in Gamlingay?

Unless a prior acquisition of the house completed post 12 October 2013 you may expect conveyancing practitioners delivering conveyancing in Gamlingay to remain recommending a chancel search and or chancel repair liability insurance.

I'm purchasing a new build house in Gamlingay benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The property agent told me not to tell my lawyer about the deal as it would jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is it possible to switch solicitor as I have to appoint a firm on the Leeds Building Society conveyancing list. I was using a high street conveyancing solicitor in Gamlingay five minutes from me but she is not approved by Leeds Building Society

We will our best to assist in finding you a conveyancing solicitor in Gamlingay on the Leeds Building Society panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Gamlingay. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Gamlingay.

What are your top tips when it comes to choosing a Gamlingay conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Gamlingay conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Gamlingay conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

If the firm is not ALEP accredited then what is the reason?

I bought a leasehold flat in Gamlingay, conveyancing having been completed 6 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Gamlingay with a long lease are worth £181,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2076

With only 51 years unexpired the likely cost is going to be between £30,400 and £35,200 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.