We are purchasing a house and require a conveyancing solicitor in Sawtry who is on the Nottingham solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Sawtry.

When it comes to mortgage companies such as Nottingham, do Sawtry solicitors have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Does a directory service exist listing Coventry BS panel conveyancers in Sawtry on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few lenders make their panel listings open the public on the web. Where you are seeking to appoint a Sawtry lawyer on the Coventry BS please make the most of our tool.

We previously chose conveyancing lawyers locally in Sawtry on the Virgin Money solicitor approved list. They have just invoiced me a supplemental sum for handling the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Virgin Money but by your Sawtry lawyer. Numerous firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.

The deeds to our house are lost. The lawyers who did the conveyancing in Sawtry 4 years ago have long since closed. What do I do?

Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.

My husband and I are new to the buying process - had an offer accepted, but the selling agent told us that the owners will only move forward if we use their preferred solicitors as they are insisting on a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Sawtry

We suspect that the owner is not behind this request. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Try to communicate with the vendors directly and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Sawtry conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a referral fee or meet his conveyancing figures demanded by HQ.

I am looking at a two maisonettes in Sawtry which have about 50 years left on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Sawtry is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. For most purchasers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Sawtry conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a garden flat in Sawtry, conveyancing was carried out 5 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 Sawtry with a long lease are worth £175,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2082

With 58 years remaining on your lease we estimate the premium for your lease extension to span between £23,800 and £27,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.