IfI was to acquire a simple residential housein Yaxley for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Yaxley?

The only saving you would achieve is the Yaxley conveyancing searches. A property lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors property lawyer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a mortgage however it won't be significant.

My property lawyer in Yaxley is not listed on the Nationwide Building Society Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Nationwide Building Society panel?

The limited options open to you here include:

1. Carry on with your preferred Yaxley lawyers but Nationwide Building Society will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall legal charges and cause frustration.
2. Find a new solicitor to act in the conveyancing, remembering to check they are Nationwide Building Society approved.
3. Try to convince your Nationwide Building Society based solicitor to attempt to join the Nationwide Building Society panel

I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Yaxley I like with a park and station in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Yaxley suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

How straightforward is it to use the search tool to get a costs illustration from a conveyancing lawyer in Yaxley on the panel for my bank?

First choose a bank such as Santander, Bank of Scotland or Britannia then type in your location for instance Yaxley. Conveyancing organisations in Yaxley and across England and Wales will then be shown.

We expect to complete the disposal of our £275,000 maisonette in Yaxley in just under a week. The freeholder has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Yaxley?

Yaxley conveyancing on leasehold apartments normally results in fees being levied by managing agents :

Addressing conveyancing due diligence questions Where consent is required before sale in Yaxley Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Yaxley leasehold property is £350. For Yaxley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Yaxley Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

How many years are left on the lease? The best form of lease structure is where the freehold reversion is owned by the leaseholders. In this arrangement the leaseholders have control and although a managing agent is often retained where it is bigger than a house conversion, the managing agent is directed by the tenants.