I opted for a Ely based solicitor for our conveyancing in Ely last week. Looking through the Terms and Conditions it is apparent thatI am on the hook for charges even if the sale aborts. Should I go with them or select a web based conveyancing company promising no-sale-no-fee conveyancing in Ely?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be uplifted to neutralise those cases that abort. Please beware that these schemes generally do not cover expenditure e.g. Ely conveyancing search expenses.
What is the first thing I need to know concerning purchase conveyancing in Ely?
You may not hear this from too many lawyers but conveyancing in Ely or throughout Cambridgeshire is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, property agent and even potentially your lender. Appointing a lawyer for your conveyancing in Ely is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to look after your best interests and to keep you safe.
On occasion a third party with a vested interest may attempt to persuade you that you should follow their advice. For instance, the property agent may claim to be helping by suggesting your lawyer is wrong. Or your mortgage broker may advise you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.
I am due to move house in February. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Ely. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to collect the house keys from your estate agent however this can only happen when the sellers solicitors confirm to the agent that they have the completion monies and the keys can be given over. Subsequently you will need to inform the removal company that you are ready to move in. We do not suggest a particular removal company but can help you find a conveyancing in Ely or a legal practice that specialises in conveyancing in Ely.
is it true that all Ely solicitors on the Co-operative conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
I have paid off my mortgage with HSBC. I assume I don't need a Ely solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
We are close to exchanging contracts on the sale of our home in Ely and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Ely conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Ely. We have lived in Ely for six years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Ely is the location of the property. What do you suggest?
Flying freeholds in Ely are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ely you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ely may decide 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 property.
I am using a search engine for the phrase cheap conveyancing in Ely it brings up numerous property lawyerslocally. How do I determine which is the suitable property lawyer for me?
The ideal method of choosing the right conveyancer is via trusted referral, so enquire of friends and family who have acquired a property in Ely or a reputable estate agent or mortgage broker. Costs for conveyancing in Ely vary, so it's a good idea to obtain a minimum of three estimates from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.