I am purchasing a newly built duplex in Cambridgeshire and my solicitor is informing me that she is duty bound to the lender to disclose incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a Cambridgeshire based conveyancing firm?
Do check but the the probability is that appoint one of their panel solicitors where you take up the "fee-free" deal. Speak to the mortgage company and see if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Cambridgeshire.
My wife and I purchasing a 4 bedroom semi-detached house in Cambridgeshire. The intention is to convert the garage to a playroom at the house.Will legal conveyancing on the property involve checks to see if these alterations are prohibited?
Your conveyancer should review the registered title as conveyancing in Cambridgeshire can sometimes reveal restrictions in the title documents which restrict categories of changes or require the permission of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We are getting the release of further monies on our mortgage from Lloyds as we want to carry out a loft conversion to our house in Cambridgeshire. Do we need to appoint a bricks and mortar Cambridgeshire solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds do not ordinarily appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
Kent Reliance have agreed my mortgage in principle, my offer on a flat in Cambridgeshire has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (make sure the conveyancers are on the lender’s approved list). Contact Kent Reliance or your broker and finish off any relevant documentation. Kent Reliance will instruct a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cambridgeshire.
We are purchasing a property and the solicitor has mentioned Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Cambridgeshire
Unless a previous purchase of the premises took place post 12 October 2013 you can assume that solicitors delivering conveyancing in Cambridgeshire to continue to propose a a chancel search and or chancel repair liability policy.
Helen (my wife) and I may need to sub-let our Cambridgeshire ground floor flat temporarily due to a new job. We instructed a Cambridgeshire conveyancing practice in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease dictates relations between the landlord and you the flat owner; specifically, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Cambridgeshire do not contain subletting altogether – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
Leasehold Conveyancing in Cambridgeshire - Examples of Questions you should ask Prior to Purchasing
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Is the freehold owned collectively by the tenants? It would be prudent to investigate if there are any onerous restrictions in the lease. For instance it is reasonably common in Cambridgeshire leases that pets are not allowed in certain buildings in Cambridgeshire. If you like the propertyin Cambridgeshire however your dog is not allowed to move with you then you have a very hard decision. Are there any major works on the horizon that will likely increase the service costs?
I have been Googling for Cambridgeshire competitive conveyancing fees. Can I be confident that all the Cambridgeshire law firms that are listed on your website are on the bank conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Cambridgeshire firm being on the lender conveyancing panel is incorrect.