Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Melton Mowbray Building Society conveyancing panel for instance in Waterbeach?

Lexsure has not been advised of any intention on the part of the BSA to develop such a tool.

I have recentlybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Waterbeach for a purchase of a leasehold flat 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Waterbeach conveyancing specialists.

I'm buying my first flat in Waterbeach benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my lawyer about the deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How does the Landlord & Tenant Act 1954 impact my business premises in Waterbeach and how can you help?

The particular law that you refer to gives a safeguard to commercial lessees, giving them the dueness to make a request to court for a new lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Waterbeach

Last June I purchased a leasehold flat in Waterbeach. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, 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 own a garden flat in Waterbeach, conveyancing having been completed in 2009. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Waterbeach with a long lease are worth £202,000. The ground rent is £60 levied per year. The lease runs out on 21st October 2081

With just 57 years remaining on your lease we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.