I am acquiring a maisonette in Littleport. My Conveyancer is not on the mortgage company approved panel. Am I still permitted to use my Littleport conveyancing solicitor notwithstanding that they are excluded from the bank approved list?

You will need to instruct a conveyancer to deal with the legal work required if you need a mortgage to purchase your property. They will conduct all the appropriate due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in order. You may select a Littleport conveyancing practitioner of your choice. Nevertheless, if the solicitor appointed is not a member of the mortgage company approved list further fees will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so if your conveyancer has not historically applied for membership they should take the opportunity to apply.

Would the conveyancing lawyers identified via your ’find a lawyer’ app carry out right to buy conveyancing in Littleport?

We work with a variety of conveyancing experts who can service right to buy conveyancing matters Do call the lawyers listed to obtain a costs illustration.

We are buying a newbuild flat in Littleport with a loan from The Mortgage Works.We have a Littleport conveyancing solicitor but The Mortgage Works says she’s not listed on their "panel". we are left little option but to use a The Mortgage Works panel solicitor or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that lawyers must be on the The Mortgage Works approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for The Mortgage Works

It has been 4 months since my purchase conveyancing in Littleport took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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.

There are only 68 years unexpired on my lease in Littleport. I now want to extend my lease but my landlord is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. In some cases an enquiry agent may be helpful to carry out a search and prepare an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court covering Littleport.

I acquired a studio flat in Littleport, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Littleport with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2105

With only 80 years left to run the likely cost is going to be between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.