We went with a local lawyer for our conveyancing in Somersham last week. Reviewing the small print it is apparent thatwe are responsible for fees even if our purchase aborts. Would I be best advised to select a web based solicitor practice promoting no completion no cost conveyancing in Somersham?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to offset those cases that fail to complete. Dont forget that such offerings generally do not protect you from expenditure by way of example Somersham conveyancing search costs.

Last month we had a mortgage agreed in principle with Co-operative. Somersham conveyancing solicitors were selected. How long does it take for Co-operative to send the offer to the conveyancer?

Some lenders take longer than others. Have Co-operative conducted the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My wife and I are in the throws of viewing houses in Somersham and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a home loan with Clydesdale.

It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Somersham building society branch on various occasions and was told they are content with the situation and they will lend. My Somersham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Your lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My husband and I are FTB’s - agreed a price, yet the property agent advised that the seller will only issue a contract if we use their preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Somersham

It is highly unlikely the sellers are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to instruct your preferred Somersham conveyancing firm - rather thanthe ones that will provide the estate agent a introducer fee or meet his conveyancing targets set by HQ.

I am on look out for some leasehold conveyancing in Somersham. Before diving in I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Somersham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Somersham - Examples of Queries before buying

Is anyone aware of any major works anticipated that will increase the maintenance fees? Who is in charge of the building?

I'm buying a house in Somersham. I have found my conveyancer's company on the Law Society's list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.