What tips do you have for searching for auction conveyancing in Cottenham?
Option 1 is to ask the people you trust who they would recommend.
Option 2 is to look on the internet for conveyancing in Cottenham. Ring a couple or more firms from the list and invite them to email you their conveyancing quote and discuss your needs with the solicitor who will handle your conveyancing beforecommitting.
Third is to use this site to help you find the right lawyers for you based on your individual factors including the type of property,timings, complexity and who your intended mortgage company is. Avoid the trap of appointing £99 conveyancing in Cottenham
I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Cottenham. Almost all the flats have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Cottenham?
You are taking a significant risk in failing carrying out Cottenham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. If time pressures and cost are top of your concerns you should consider with your solicitor about the options such as indemnity insurance available to you
It is 10 years ago since I purchased my home in Cottenham. Conveyancing lawyers have just been retained on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they could stored with the lawyers who oversaw the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Cottenham involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
Please help - my lawyer says that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Cottenham?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.
We previously selected solicitors locally in Cottenham on the UBS solicitor approved list. They are now charging me a further charge for handling the UBS mortgage. Is this an additional conveyancing fee set by UBS?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer is entitled to charge a fee for this. The fee is not dictated by UBS but by your Cottenham solicitor. Some firms on the UBS panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.
I currently have a mortgage with Lloyds for my property in Cottenham. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.
We're first time buyers - agreed a price, yet the selling agent informed us that the owners will only go ahead if we instruct their preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Cottenham
It is unlikely the vendors are driving this. Should the seller require ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Cottenham conveyancing lawyers - rather thanthe ones that will earn the estate agent a introducer fee or meet his conveyancing thresholds set by senior management.
Back In 2003, I bought a leasehold house in Cottenham. Conveyancing and HSBC Bank mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Cottenham who acted for me is not around. What should I do?
First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Cottenham conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a studio flat in Cottenham, conveyancing formalities finalised December 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Cottenham with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2098
With 74 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.