I am aiming to move property in October. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Newmarket. Conveyancing lawyer was found before I stumbled across this site.

On the afternoon of completion you can collect the house keys from the estate agent but this should only occur once the vendors lawyers inform the agent that they have the completion monies and the keys can be released. You can advise the removal men that you are ready to move in. We do not recommend a specific removal company but can assist you in finding a residential property solicitor in Newmarket or a legal practice with expertise in conveyancing in Newmarket.

The formalities of my remortgage has taken place for my property in Newmarket. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am due to exchange contracts on my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Newmarket solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build house in Newmarket with a loan from Barnsley Building Society. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my solicitor about the deal as it could adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Newmarket is the location of the property. What do you suggest?

Flying freeholds in Newmarket are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Newmarket you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newmarket may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My husband and I are novice buyers - had an offer accepted, yet the property agent has warned us that the vendor will only issue a contract if we use their chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor who is familiar with conveyancing in Newmarket

It is highly unlikely the sellers are driving this. Should the seller desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Contact the sellers directly and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your own,trusted Newmarket conveyancing solicitors - not the ones that will give the negotiator at the agency a commission or achieve conveyancing figures pre-set by head office.

Last February I purchased a leasehold flat in Newmarket. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a basement flat in Newmarket, conveyancing having been completed January 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Newmarket with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2087

With only 62 years unexpired the likely cost is going to range between £17,100 and £19,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues 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 based on this information before seeking the advice of a professional.