I am expecting a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Cambridgeshire. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Our Cambridgeshire conveyancer has uncovered an inconsistency between the information in the home valuation survey and what is in the conveyancing documents. My lawyer says that he needs to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
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 you.
If you had a top tip for selecting a conveyancing solicitor in Cambridgeshire what would it be?
We would encourage you not to go for the lowest Cambridgeshire conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am assisting my step-mother sell her flat in Cambridgeshire. Does the conveyancer order an EPC or should I organise this?
After the demise of Home Packs, EPC’s was maintained a compulsory component of moving property. An energy assessment needs to be to hand in advance of the property being marketed. It is not a task that conveyancers normally arrange. If you are using a Cambridgeshire conveyancing solicitor they may be able to arrange EPC’s due to their relationships with long established Cambridgeshire assessors
Is it the case that all Cambridgeshire CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s 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 firms wishing to remain on their approved list of firms.
About to purchase a new build apartment in Cambridgeshire. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Cambridgeshire
-
Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.
As co-executor for the will of my grandmother I am disposing of a house in Cardiff but live in Cambridgeshire. My lawyer (approximately 260 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Cambridgeshire to witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Cambridgeshire based
When it comes to my conveyancing in Cambridgeshire should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Cambridgeshire conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.