Can the conveyancing practitioners identified through your search tool conduct auction conveyancing in Somersham?

We know of a number of auction solicitors we can connect you with those specialising in auction conveyancing. Somersham is one of our locations in which our lawyers have a presence.

I am helping my step-mother sell her property in Somersham. Does the solicitor order the energy assessment or it is for the seller to see to?

Following the abolition of HIPs, energy performance certificates was left as a required part of selling a property. An energy performance certificate needs to be to hand in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Somersham conveyancing practitioner they may be willing to arrange energy assessments given their relationships with long established Somersham assessors

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Somersham property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

My sealed bid on a house in Somersham has been agreed to, but there is a chain. The owners have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Somersham. What should be my next step? At what point do I apply for the mortgage with UBS?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Somersham conveyancing search charges, etc). First, you must ensure that your conveyancing practitioner is on the UBS approved list. As to the subsequent phase this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a buoyant market the majority of home buyers would apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Somersham.

Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Somersham.

Flooding is a growing risk for conveyancers conducting conveyancing in Somersham. There are those who buy a house in Somersham, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Somersham. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to discover if the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a buyer could issue a compensation claim resulting from an incorrect response. A buyer’s conveyancers should also commission an enviro search. This should reveal whether there is a recorded flood risk. If so, further investigations will need to be conducted.

It has been four months since my purchase conveyancing in Somersham completed. I have checked the Land Registry site which shows that I paid £200,000 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 asset 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.

My fiance and I may need to sub-let our Somersham 1st floor flat for a while due to a new job. We instructed a Somersham conveyancing firm in 2001 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Somersham do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I own a studio flat in Somersham, conveyancing was carried out June 2009. Can you work out an approximate cost of a lease extension? Corresponding flats in Somersham with over 90 years remaining are worth £202,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2082

You have 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.