My wife and I have lately bought a house in St Neots. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in St Neots?

The query is not clear as what problems have arisen and if they are specific to conveyancing in St Neots. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the process, a property owner answers a questionnaire known as a SPIF. answers turns out to be incorrect, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in St Neots.

We note that you have a search directory listing law firms on the Nationwide conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in St Neots?

We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Neots.

How does conveyancing in St Neots differ for new build properties?

Most buyers of new build residence in St Neots approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in St Neots usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Neots or who has acted in the same development.

My brother has suggested that I instruct his conveyancers in St Neots. Should I find my own conveyancer?

Much as we are happy to recommend a St Neots conveyancing lawyer it’s preferable to find a conveyancing solicitor is to have referrals from friends or relatives who have used the solicitor you're contemplating using.

Can you provide any top tips for leasehold conveyancing in St Neots with the purpose of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in St Neots can be bypassed if you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors.
You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 75 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. The majority of landlords or managing agents in St Neots charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in St Neots. Some St Neots leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I am the registered owner of a 1 bedroom flat in St Neots, conveyancing formalities finalised 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 properties in St Neots with an extended lease are worth £227,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2097

With only 72 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" 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 provide the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.