Souldappointing a Cambridge conveyancing lawyer make the ownership transfer smoother?
In the main conveyancing practitioners in your neck of the woods will have good relationships with your local authority, which can help with the Cambridge conveyancing searches that your conveyancer will need to carry out. It can only assist if they enjoy strong relationships with the Local Land Registry Office your area Cambridge, other property lawyers in the area and Cambridge selling agents.
I am refinancing my apartment in Cambridge, does my lawyer need to be on the UBS Conveyancing panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Will my lawyer be asking questions concerning flooding as part of the conveyancing in Cambridge.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Cambridge. Some people will purchase a property in Cambridge, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their solicitors which should give them a better appreciation of the risks in Cambridge. The conventional set of property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the vendor, then a buyer may bring a compensation claim stemming from an misleading reply. The buyer’s solicitors should also carry out an environmental report. This will reveal if there is any known flood risk. If so, additional inquiries will need to be conducted.
I have a semi-detached Edwardian house in Cambridge. Conveyancing practitioner represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for 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 Cambridge and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who conducted the purchase.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Cambridge is the location of the property. Is there any guidance you can impart?
Flying freeholds in Cambridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cambridge you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cambridge may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am buying a house and cash is in place. I have provided conveyancer with 2 separate proof of photo identification, bank statement, multiple utility bills. Now he wants a copy from a probate lawyer advising that the money is in place and that it has come from inheritance and not selling fake watches.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Cambridge conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.