We are looking to buy a flat and need a conveyancing solicitor in Cambridge who is on the Nationwide solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Cambridge.
We're in Cambridge, FTBs buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have been told that property searches are a common reason for stalling in Cambridge conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Cambridge.
I decided to have a survey done on a house in Cambridge in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend refuse to grant a mortgage on this type of house.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cambridge. Conveyancing will be smoother if you use a solicitor in Cambridge especially if they regularly deal with such properties in Cambridge.
Is it possible to transfer to a new solicitor as I need to instruct a firm on the Leeds Building Society conveyancing list. I hired a high street conveyancing solicitor in Cambridge round the corner but the firm is not approved by Leeds Building Society
We will our best to assist in finding you a conveyancing solicitor in Cambridge on the Leeds Building Society panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Cambridge. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Cambridge.
Do you have any top tips for leasehold conveyancing in Cambridge from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Cambridge can be bypassed if you instruct 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’ representatives. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Obtaining a replacement share certificate can be a time consuming process and frustrates many a Cambridge home move. Where a new share is necessary, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. You believe that you know the number of years remaining on your lease but it would be advisable double-check via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have had any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a property where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing.
I purchased a 1 bedroom flat in Cambridge, conveyancing having been completed August 2005. Can you work out an approximate cost of a lease extension? Comparable properties in Cambridge with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease terminates on 21st October 2084
You have 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 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 the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.