This question may be naive but I am wet behind the ears as FTB of a garden flat in Papworth Everard. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Papworth Everard?

On the day of completion you do not need to go to the conveyancers office in Papworth Everard. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

Is it correct that all Papworth Everard CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?

Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

We were going to get a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Papworth Everard solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

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

I require quick conveyancing in Papworth Everard as I have an ultimatum to complete inside one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are are a mortgage free buyer you are at liberty not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in Papworth Everard the following are examples of issues that can be revealed and therefore impact the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...

I own a terraced Edwardian property in Papworth Everard. Conveyancing solicitor represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Papworth Everard and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.

Am I best advised to instruct a Papworth Everard conveyancing practitioner who is local to the property I am buying? I have an old university friend who can execute the legal work however his firm is located 400kilometers away.

The primary upside of using a local Papworth Everard conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that must trump using an unfamiliar Papworth Everard conveyancing solicitor just because they are based in the area.

Last June I purchased a leasehold house in Papworth Everard. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a leasehold flat in Papworth Everard, conveyancing having been completed April 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Papworth Everard with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2079

You have 55 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.