I sincerely hope you can assist me. My Downham Market conveyancer is assuring me that he is legally obliged toorder Downham Market conveyancing searches stemming from the fact thatthe firm are on the Santanderconveyancing panel. These Downham Market checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Downham Market conveyancing searches.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Downham Market. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

If you plan to re-mortgage then will require that you use a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

Various web forums that I have visited warn that are the primary reason for obstruction in Downham Market conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Downham Market.

I have recentlydiscovered that Stirling Law have closed. They conducted my conveyancing in Downham Market for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Downham Market conveyancing specialists.

I inherited a basement flat in Downham Market, conveyancing having been completed 3 years ago. How much will my lease extension cost? Comparable flats in Downham Market with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 50

With just 50 years unexpired we estimate the premium for your lease extension to range between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.