We wanted to use a property lawyer in Somersham for our house move. Our broker has since advised us that our mortgage company Santander won't deal with them. Surely this is unfair competition?

A lender will direct that an approved conveyancer act for it. Borrowers are expected to meet the charges for this. Try using our database to find a solicitor to conduct conveyancing in Somersham on the Santander approved list of solicitors.

I am close to exchanging contracts on the sale of our house in Somersham and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Somersham. Having lived in Somersham for 4 years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am buying a new build flat in Somersham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Somersham

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Somersham I like with a park and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Somersham suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

Builders have put forward a conveyancing practitioner and I've obtained an estimate from them. It's nearly £250 less expensive than my local Somersham conveyancer. Should I use them?

Builders often have lists of conveyancers who expedite matters and who know the seller’s contract and property lawyer. As many developers offer an incentive to select their approved lawyer for this reason, any increased fees can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the conveyancing stall when they demand an exchange within a tight deadline. A counter-argument for not agreeing to use the suggested property lawyer is that they may prove hesitant to fight for your interests at the risk of upsetting the developer. Where you have concerns that this may be the case you should remain with your high street Somersham conveyancer.