Can the conveyancing solicitors that you recommend perform conveyancing in Godmanchester by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct attended exchanges. You should contact us to get a fee calculation and details as to dates.
Please explain the implications if my lawyer’s firm is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Godmanchester?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to mortgage companies such as Aldermore, do Godmanchester property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Is it the case that all Godmanchester conveyancing solicitors on the Aldermore conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the SRA. The majority of lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
Santander have agreed my home loan in principle, my offer on a flat in Godmanchester has been accepted, what happens next?
The property agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Telephone Santander or the broker and finalise any relevant documentation. Santander will sellect a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Santander will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Godmanchester.
I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Godmanchester? or I am told that there is historic law that means some owners of property residing in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this applicable for conveyancing in Godmanchester?
Unless a previous acquisition of the premises took place after 12 October 2013 you may assume that lawyers delivering conveyancing in Godmanchester to remain encouraging a chancel search and or insurance against a claim.
Just bought a semi-detached house in Godmanchester , What is the estimated time for the Land Registry to register the transfer to my name? My Godmanchester conveyancing solicitor works at snail pace, so I want to check that my name is registered.
As far as conveyancing in Godmanchester is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry have to notify any other persons or bodies. At present in the region of 80% of such applications are fully addressed within 12 days but occasionally there can be protracted hold-ups. Registration is effected once the purchaser has moved in to the premises thus an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
Having had my offer accepted I require leasehold conveyancing in Godmanchester. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is registered - and almost all are in Godmanchester - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a 1st floor flat in Godmanchester, conveyancing having been completed 5 years ago. How much will my lease extension cost? Equivalent properties in Godmanchester with a long lease are worth £170,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2104
With 78 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.