The Cambridge conveyancing firm handling our Cambridge conveyancing has identified an inconsistency between the surveyor’s assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor says that he needs to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Having sold my house in Cambridge last September but my buyer keeps e-mailing every few hours to moan that her conveyancer is waiting to hear from mylawyer. What are the post completion sale legalities following completion?
Following your sale your lawyer is committed to forward the transfer documentation and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer must also send confirmation that the mortgage has been redeemed to the buyers lawyers. There is unlikely to be post completion steps unique to conveyancing in Cambridge.
Have completed on a a terraced house in Cambridge , how long should it take for the Land Registry to register my ownership? My Cambridge conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.
There is nothing unique about conveyancing in Cambridge registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. At present approximately three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the buyer is living at the property therefore registration formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
Just had an offer accepted on a new build flat in Cambridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Cambridge
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Due to the encouragement of my in-laws I had a survey completed on a property in Cambridge in advance of appointing solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some lenders will not issue a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cambridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cambridge to see if the conveyancing costs will increase in light of this.
My fiance and I may need to sub-let our Cambridge ground floor flat temporarily due to a new job. We used a Cambridge conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease dictates relations between the landlord and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Cambridge do not contain subletting altogether – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
Cambridge Leasehold Conveyancing - Sample of Queries before Purchasing
-
Does this lease have in excess of 82 years left? This question is important as a) areas could result in problems for the block as the common areas may start to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the running of the building you will want to have all the details Most Cambridge leasehold flats will be liable to pay a service bill for maintenance of the building invoiced on behalf of the freeholder. If you acquire the flat you will have to pay this amount, usually periodically during the year. This can differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met annual, ordinarily this is not a exorbitant amount, say about £25-£75 but you need to check it because sometimes it can be many hundreds of pounds.