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Conveyancing in Ely : Keep it Local

Top reasons to let us assist you select a local conveyancing solicitor in Ely

  • 1 Our site offers most comprehensive domestic conveyancing directory listing mortgage company approved law practices conducting conveyancing in Ely regulated by the SRA or Council of Licensed Conveyancers.
  • 2 The hallmark of our conveyancing solicitors in Ely is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the high standards of professionalism you would hope for.
  • 3 Property lawyer conveyancing lawyers have excellent personal connections with Ely estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Our site is the only site offering you the ability to check that your property ownership legalities in Ely will be conducted by a conveyancer on your mortgage lender’s member panel.
  • 5 Personal touch together with pure property experience are key benefits that you should seek when selecting conveyancing solicitors. Ely property deals can become significantly more complicated because of lack of transparency between all the parties. The lawyers listed ensure that the lines of communication are open and act on arising issues and developments expeditiously.

Examples of recent conveyancing in Ely since July 2022*

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Transfer

of semi-detached residence, Downham Road, CB6 3DY completing on 07/07/2022 at a price of £677,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, agreeing completion date with parties

street view

Sale

of semi-detached premises, Darwin Close, CB6 3WY completing on 01/07/2022 at a price of £475,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, sending title deeds and executed transfer to purchaser’s conveyancer

street view

Transfer

of semi-detached property, Darwin Close, CB6 3WY completing on 01/07/2022 at a price of £380,000. The conveyancing process incorporates some of the following tasks: taking formal instructions from and updating the seller client, agreeing completion date with parties, setting up the completion formalities

street view

Transfer

of semi-detached residence, Elderberry Close, CB6 2FQ completing on 01/07/2022 at a price of £380,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, sending the transfer to the seller for signature in readiness for completion

Recently asked questions about conveyancing in Ely

My husband and I are looking to acquire a property in Ely and have appointed a Ely conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Virgin Money have this morning contacted us to advise us that they have now hit a problem as our Ely lawyer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Ely lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Ely. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?

If you intend to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Ely?

Its becoming the norm that commercial conveyancing solicitors in Ely will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ely. The search result sets out 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 Ely.

For each commercial conveyancing transaction in Ely it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Ely commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Ely.

Due to the advice of my in-laws I had a survey completed on a house in Ely ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders may refuse to issue a loan on such a property.

It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ely. Conveyancing may be slightly more expensive based on your lender's requirements.

I have just appointed agents to market my garden flat in Ely. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is pay the maintenance contribution as you normally would because all ground rent and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I bought a 2 bed flat in Ely, conveyancing formalities finalised December 1999. Can you work out an approximate cost of a lease extension? Comparable flats in Ely with over 90 years remaining are worth £197,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2077

With only 55 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns 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 before getting professional advice.

I have read on a number of consumer advice websites that when choosing a conveyancing firm they must be approved by your bank. It happens to be my first home move but I have an AIP from Birmingham Midhshires and I already have a bricks and morter conveyancing lawyer in Ely in place. Can Halifax require an approved solicitor to be used? Does a directory of panel solicitors even exist for my conveyancing in Ely?

You need to instruct a solicitor that is on the Halifax panel. Simply telephone your chosen Ely conveyancing lawyer to check if they are on the Halifax panel. If they are not approved you have a number of choices available to you here:

  • Proceed with your existing Ely conveyancer but Halifax will no doubt retain a lawyer on their conveyancing panel. This will result in additional cost together with likely delay.
  • Appoint a new solicitor to conduct the conveyancing, not forgetting to check that they are on the Halifax conveyancing panel.
  • Convince your conveyancer to do everything possible to get listed on the Halifax conveyancing panel.

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Sample of conveyancing solicitors in Ely regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Ely but also conveyancing throughout England and Wales.

  • Hey Solicitors Ltd, 53 Market Street, Ely, Cambridgeshire, CB7 4LR
  • P B W Solicitors Ely Limited, 2, Three Cups Walk, Forehill, Ely, Cambridgeshire, CB7 4AN
  • Smart Law Solicitors Llp, 42 High Street, Soham, Ely, Cambridgeshire, CB7 5HE

Residential Licensed Conveyancers in Ely regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Ely but also conveyancing throughout England and Wales.
  • Bendall Roberts Ltd, 53 Market Street, CB7 4LR

Sale conveyancing in Ely normally comprises the following:

  • Taking instructions from the appropriate parties
  • Investigating the title to the property
  • Preparing contract and related documents
  • Submitting draft papers to the property lawyer retained by the purchaser
  • Negotiating contracts and replying to supplemental questions from the buyer’s property lawyer
  • Negotiating the transfer deed
  • Answering requisitions raised by the buyer’s property lawyer
  • Proceeding to exchange of contracts and then preparing for completion
  • Receiving sale proceeds and sending funds to the owner, the estate agent and other relevant parties (where appropriate)

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.