We are purchasing a house in Lakenham. It might be a silly question but how we can trust a lawyer? At some point we have to deposit funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am expecting a OIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Lakenham solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Lakenham solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I have paid off my mortgage with . I assume I don't need a Lakenham on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your 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 mortgage from the register. , 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 has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

My wife and I are downsizing from our property in Lakenham and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Lakenham conveyancer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in Lakenham. Having lived in Lakenham for 5 years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to 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 health insurance to cover that same illness)

Just had an offer accepted on a new build apartment in Lakenham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lakenham

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

My husband and I are novice buyers - had an offer accepted, yet the selling agent advised that the owners will only issue a contract if we appoint the agent's chosen conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Lakenham

It is improbable the sellers are driving this. Should the seller desire ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to instruct your preferred Lakenham conveyancing lawyers - not the ones that will earn their estate agent a kickback or hit his conveyancing targets demanded by HQ.

We are in the throes of a leasehold sale of a flat in Lakenham. Conveyancing lawyers are doing their job but we have been asked to pay an extortionate amount from the managing agents. To date we have paid £275 for a leasehold management pack and then a further £200 plus VAT for answers to queries raised by the buyers .

Neither you or your will have any control over the level of the bill for this information but the average costs for the information for Lakenham leasehold property is £360. When it comes to Lakenham conveyancing deals it is usual for the owner to pay for these costs. The freeholder or their agents are not duty bound to address such questions although many will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no law that mandates fixed fees for administrative tasks. Nor is there any legal time limit by which they are required to issue the information.