Our Cambridgeshire lawyer has spotted a difference between the information in the valuation report and what is in the legal papers for the property. My lawyer says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements 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 both parties.
Should conveyancers ask for an advanced payment for conveyancing in Cambridgeshire?
If you are buying a property in Cambridgeshire your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the sale price then this will be needed immediately prior to exchange of contracts. The final balance that is due should be transferred shortly before completion.
My lawyer in Cambridgeshire has never been on on the Coventry Building Society Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Coventry Building Society panel?
The limited options available to you here include:
- Carry on with your existing Cambridgeshire solicitors but Coventry Building Society will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal charges as well as result in frustration.
- Find an alternative solicitor to to deal with the conveyancing, obviously checking they are Convince your lawyer to do everything within their powers to join the Coventry Building Society conveyancing panel
Please help - my lawyer says that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Cambridgeshire?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Is it the case that all Cambridgeshire CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I am selling my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being problematic. The Cambridgeshire solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
I have justfound out that Action Conveyancing have closed. They conducted my conveyancing in Cambridgeshire for a purchase of a freehold house 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method 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 Cambridgeshire conveyancing specialists.
Given that I will soon spend 450k on a two bedroom apartment in Cambridgeshire I would like to talk to a conveyancer regarding thehome move prior to appointing the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Cambridgeshire.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Cambridgeshire should be the figure that you are charged.