Having been told to check out your service we were going to use a conveyancing solicitor in Cambridge endorsed using your comparison tool but have come across some other quotes on the internet look cheaper – how come?
One can find plenty of conveyancers offering theoretically looks to be extremely cheap conveyancing in Cambridge. We would encourage you to give due consideration about how important this transaction is to you that want to be penny wise pound foolish with regard to the standard of the legal work. Some embed additional charges deep into the terms and conditions. The solicitors that we put forward for conveyancing in Cambridge neverdo this.
Last September we completed a house move in Cambridge. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Cambridge?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Cambridge. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire referred to as a Seller’s Property Information Form. If the information proves to be inaccurate, then you may have a claim against the vendor 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 Cambridge.
I had a mortgage agreed in principle with Yorkshire BS. Cambridge conveyancing practitioners are chosen. How long does it take for Yorkshire BS to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Yorkshire BS done the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a property in Cambridge. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Leeds Building Society your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Leeds Building Society where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Cambridge.
Nottingham have agreed my mortgage in principle, my bid on a house in Cambridge has been agreed to, now what?
The property agent will wish to be informed of your conveyancer's details (ensure that the property lawyers are on the bank’s panel). Telephone Nottingham or your financial adviser and complete any appropriate documentation. Nottingham will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Nottingham will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cambridge.
My colleague suggested that where I am buying in Cambridge I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Cambridge conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Cambridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Cambridge Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Cambridge.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Cambridge for a purchase of a freehold house 9 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out 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 Cambridge conveyancing specialists.
I am a negotiator for a busy estate agent office in Cambridge where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given contradictory information from local Cambridge conveyancing firms. Could you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Cambridge Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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The prefered form of lease arrangement is if the freehold title is owned by the leaseholders. In this situation the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. It would be prudent to discover as much as you can regarding the managing agents as they will either make your life much simpler or a lot more difficult. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to practical matters like the tidiness of the common parts. You should not be afraid to ask other people what they think of their service. In conclusion, be sure you know the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. Are any of leasehold owners in arrears of their service charge payments?