It has come to my attention via my broker that my Cambridge property lawyer is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
You need to contact your Cambridge lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may be able to suggest a Cambridge conveyancing firm that is on the approved list of lawyers for your bank.
It is a dozen years since I bought my home in Cambridge. Conveyancing solicitors have now been retained on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they could be archived with the conveyancers who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Cambridge involves registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
We have a mortgage agreed in principle with Bank of Ireland. Cambridge conveyancing practitioners are instructed. How long does it take for Bank of Ireland to forward the offer to the solicitor?
There is no definitive answer here. Have Bank of Ireland conducted the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is not clear whether my bank requires a lease extension. I have telephoned my Cambridge bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Cambridge conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the property lawyer is on the lender panel, they must adhere to the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being a right pain. The Cambridge solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Cambridge?
Its becoming the norm that commercial conveyancing solicitors in Cambridge will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Cambridge. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cambridge.
For each commercial conveyancing transaction in Cambridge it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Cambridge commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Cambridge.
Is there anything unique about your site and alternative web based conveyancing solicitors when it comes to conveyancing in Cambridge?
At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Cambridge. Unlike many estate agents and brokerage sites we do not charge firms a commission if you select them for your conveyancing in Cambridge
Why can't I complete my conveyancing in Cambridge on Easter Monday?
This is due to the fact that on completion the money needs to be transferred electronically between the banks of the buyer and seller's conveyancer and currently this can only take place on a business day. So you can't complete on a saturday or sunday either.