Is the fact that my conveyancer in Ramsey is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ramsey conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Ramsey so that I can attend their offices if required.

These days approved lawyers for mortgage companies undertake all of the communications via the post, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. That being said you can check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

Will my lawyer be making enquiries regarding flooding during the conveyancing in Ramsey.

The risk of flooding is if increasing concern for solicitors dealing with homes in Ramsey. Plenty of people will buy a property in Ramsey, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Ramsey. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine whether the property has historically flooded. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser may issue a compensation claim as a result of such an incorrect answer. The purchaser’s solicitors will also commission an enviro report. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

I own a semi-detached Edwardian property in Ramsey. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??

You should 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 Ramsey 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 lenders. You can also check the position with the conveyancing solicitor who conducted the purchase.

Do you have any advice for leasehold conveyancing in Ramsey with the aim of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Ramsey can be bypassed where you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ representatives.
You believe that you know the number of years remaining on your lease but it would be advisable verify this by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is under 80 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you hold a share in a the Management Company, you should make sure that you are holding the original share document. Arranging a replacement share certificate can be a lengthy formality and slows down many a Ramsey conveyancing transaction. If a new share is necessary, do contact the company officers or managing agents (if applicable) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Ramsey leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such alterations. Should you fail to have the paperwork in place do not contact the landlord without checking with your solicitor in advance.

I acquired a basement flat in Ramsey, conveyancing formalities finalised in 2007. Can you work out an approximate cost of a lease extension? Equivalent properties in Ramsey with over 90 years remaining are worth £165,000. The ground rent is £50 yearly. The lease runs out on 21st October 2101

With just 77 years left to run the likely cost is going to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.