I am nearing exchange of contracts for my ground floor flat in Burwell and the EA has just text me to say that the purchasers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. Why would a major lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Burwell ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

What makes your site different to other online quote calculators when it comes to conveyancing in Burwell?

At this site obtain a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Burwell. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' the firm paying the highest per referral, not the best value conveyancing in Burwell

We're first time buyers - had an offer accepted, yet the agent told us that the owners will only move forward if we appoint the agent's recommended solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Burwell

It is improbable the vendors are behind this. Should the vendor want ‘a quick sale', alienating a motivated buyer is counter productive. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to instruct your preferred Burwell conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a commission or achieve conveyancing targets pre-set by head office.

Having had my offer accepted I require leasehold conveyancing in Burwell. Before diving in I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Burwell - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a leasehold flat in Burwell, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Burwell with a long lease are worth £180,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2083

With only 58 years remaining on your lease we estimate the premium for your lease extension to be between £21,900 and £25,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

Do online conveyancing organisations cover everything a high street Burwell solicitor does or must I employ a solicitor for the final stages for my conveyancing in Burwell?

If you use an online conveyancer they should cover all the things your Burwell conveyancer would cover.