We are purchasing a brand new apartment in Littleport and my lawyer is informing me that she is duty bound to the bank to disclose incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your . A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

What does a local search inform me concerning the property my wife and I purchasing in Littleport?

Littleport conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search plays an important role in most Littleport conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

How does conveyancing in Littleport differ for new build properties?

Most buyers of new build or newly converted property in Littleport come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Littleport typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Littleport or who has acted in the same development.

We're first time buyers - had an offer accepted, yet the estate agent informed us that the seller will only move forward if we appoint their preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Littleport

We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your preferred Littleport conveyancing firm - as opposed tothose that will earn the estate agent a referral fee or hit his conveyancing thresholds pre-set by head office.

Back In 2007, I bought a leasehold flat in Littleport. Conveyancing and mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Littleport who previously acted has long since retired. Any advice?

The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Littleport conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a garden flat in Littleport, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Littleport with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 50

You have 50 years left to run we estimate the price of your lease extension to be between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure 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 clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.