Our lawyer has identified a a legal deficiency with the lease for the apartment we are buying in Lakenham. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must ensure that the bank is willing to move forward with this solution. Are we the client or is the bank?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. The appropriate lender requirements must be adhered to.

I'm the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Lakenham. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some lenders would take a practical view as this requirement chiefly exists to identify subsales or the flipping of property.

Are all Lakenham Conveyancing Quality Solicitors on the UBS conveyancing panel?

It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

I have finally had an offer on a maisonette in Lakenham accepted, the vendors do however have an associated purchase. The owners have placed an offer on a property, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a local conveyancing solicitor in Lakenham. What should be my next step? When do I get the mortgage application with Bank of Ireland going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then valuation, Lakenham conveyancing search costs, etc). First, you must ensure that your solicitor is on the Bank of Ireland approved list. As to the next stages this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a rising market the majority of purchasers would apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with the conveyancing in Lakenham.

Just acquired a detached house in Lakenham , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Lakenham conveyancing solicitor works at snail pace, so I want to be sure the registration is addressed.

There is nothing unique about conveyancing in Lakenham registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry have to notify any third parties. At present in the region of 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Registration takes place after the new owner is living at the premises so 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Lakenham is the location of the property. Can you shed any light on this issue?

Flying freeholds in Lakenham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lakenham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lakenham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Our conveyancing in Lakenham completes this Friday, yet the sellers I am buying off wishes to move out 24 hours later at afternoon. Should I agree to this?

It is not possible to complete on a Saturday because the bank systems aren't working.