Find a Lender-Approved Local Conveyancer in Somersham

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Our lawyers are committed to delivering the best property conveyancing to Somersham vendors and purchasers

Top 5 reasons to let us help you find a local conveyancing solicitor in Somersham

  • 1 Firms accustomed to conveyancing in Somersham are familiar with the local concerns specific to Somersham and therefore you may benefit from better advice and expeditious conveyancing.
  • 2 Somersham lawyer are the key to a successful Somersham home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 3 Conveyancer conveyancing lawyers have excellent personal links with Somersham selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Somersham conveyancers work in partnership with Somersham estate agents, property finders, surveyors, mortgage companies and other professionals to ensure that the highest level of service is offered to clients every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction
  • 5 Low cost packages from online conveyancers might seem attractive. However, these firms are often located hundreds of kilometers away with limited appreciation of the factors that affect property transactions in Somersham

Examples of recent conveyancing in Somersham since February 2024*

Recently asked questions about conveyancing in Somersham

My wife and I are looking to buy a flat in Somersham and are in fact using a Somersham conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays Direct have this morning contacted us to inform me that they have now hit a problem as our Somersham conveyancer is not on their approved list of lawyers. Is this a problem?

If you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Somersham solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

I have given 8 weeks notice to my current landlord and must vacate my rented apartment in Somersham by 11/7/2024. Conveyancing for my house purchase is underway. How realistic is it to complete in 5 weeks as I wish to avoid having to move into short term accommodation?

The normal practice is not to give notice on a rental until you have exchanged. If you have not previously done so, contact to your solicitor and ask them to they apply pressure on the other solicitors, try to get a realistic time scale from them that all parties will aim to achieve

Why is leasehold purchase conveyancing in Somersham is more expensive?

Somersham leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

We are aiming to move property in June. Will my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in Somersham. Conveyancing firm was found prior to coming across this website.

On the afternoon of completion you can pick up the house keys from your selling agent but this should only happen when the sellers solicitors inform the agent that they have the completion monies and the keys can be collected. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you find a residential property solicitor in Somersham or a solicitor with expertise in conveyancing in Somersham.

We expect to receive a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Somersham solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

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

I have paid off my mortgage with Nottingham. I assume I don't need a Somersham conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Nottingham has sent the Land Registry the discharge electronically, and
  3. Nottingham has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Nottingham mortgage has been paid off.

I own a renovated Victorian house in Somersham. Conveyancing practitioner represented me and Clydesdale. 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 property. Is it worth asking Clydesdale to clarify?

You need to read 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 Somersham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who conducted the purchase.

Last January I purchased a leasehold property in Somersham. Do I have any liability for service charges for periods before 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. However, your landlord may still be able to take action to forfeit the lease. A critical element 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 leasehold flat in Somersham, conveyancing was carried out October 2009. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Somersham with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2103

With just 79 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do 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 you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

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Residential Landlord and Tenant Conveyancing solicitors in Somersham

The firms listed below are a non-comprehensive list of solicitors in Somersham specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Winters Legal Llp, 3 Sheep Market, St. Ives, Cambridgeshire, PE27 5AJ
  • Copleys Solicitors Llp, Red House, 10 Market Hill, St. Ives, Cambridgeshire, PE27 5AW

Commercial Conveyancing solicitors in Somersham regulated by the SRA

The list below is a non-comprehensive list of solicitors in Somersham practicing in commercial conveyancing in Somersham. This will likely include advice on complex issues under the Landlord and Tenant Act of 1954
  • Winters Legal Llp, 3 Sheep Market, St. Ives, Cambridgeshire, PE27 5AJ
  • Copleys Solicitors Llp, Red House, 10 Market Hill, St. Ives, Cambridgeshire, PE27 5AW

Domestic Licensed Conveyancers in Somersham regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Somersham but also conveyancing across England and Wales.
  • Dorling Cottrell Limited, Grant Hall, PE27 4AA

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.