It is 10 years ago since I purchased my home in Yaxley. Conveyancing lawyers have now been retained on the sale but I am unable to track down the title documents. Will this cause complications?

Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your lender or they may be in the possession of the lawyers who acted in the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Yaxley involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.

I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a Yaxley based conveyancing firm?

Do check but the chances are that appoint one of their panel solicitors if you take up the "fee-free" offer. Call the mortgage company and determine if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Yaxley.

I am planning to move house in December. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Yaxley. Conveyancing firm was found prior to coming across your page.

On the day of completion you can collect the house keys from the selling agent but this can only happen once the vendors lawyers advise the agent that they have the completion monies and the keys can be passed over. After that you will need to tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you choose a residential property solicitor in Yaxley or a solicitor with expertise in conveyancing in Yaxley.

We had instructed conveyancers based in Yaxley on the RBS solicitor panel. They have just invoiced me a separate amount for handling the RBS mortgage. Is this an additional conveyancing fee specified by RBS?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. The fee is not set by RBS but by your Yaxley lawyer. Numerous firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.

I recently had an offer agreed on an apartment in Yaxley. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £200. Soon after, the lawyer contacted me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Is it simple use your search tool to find a conveyancing practitioner in Yaxley on the approved list for my mortgage?

First select a lender such as Yorkshire Building Society, Chelsea Building Society or Clydesdale then choose your preferred area for instance Yaxley. Conveyancing firms in Yaxley and beyond should be listed.

All being well we will complete the sale of our £225,000 apartment in Yaxley in nine days. The managing agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Yaxley?

Yaxley conveyancing on leasehold apartments typically results in administration charges raised by freeholders :

Completing 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 solicitor 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 supply the information.

I acquired a garden flat in Yaxley, conveyancing formalities finalised February 2007. Can you work out an approximate cost of a lease extension? Similar properties in Yaxley with an extended lease are worth £265,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2100

You have 75 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.