Is there a reason why leasehold purchase conveyancing in Cambridgeshire costs more?
In short, leasehold conveyancing in Cambridgeshire and elsewhere usually requires more hours of investigation compared to freehold conveyancing. This includes checking the lease terms, liaising with the landlord about serving applicable notices, procuring current service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.
I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Cambridgeshire with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am assisting my mother sell her flat in Cambridgeshire. Will the solicitor commission an energy performance certificate or should I organise this?
Following the abolition of Home Packs, energy assessments was kept a required part of moving property. An energy assessment must be commissioned in advance of the property being put on the market. This is not something that lawyers normally organise. Where you are instructing a Cambridgeshire conveyancing practitioner they might be able to arrange energy performance certificates given their contacts with reputable Cambridgeshire accredited person
Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a garden flat in Cambridgeshire. Do I pick up the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Cambridgeshire?
On the day of completion you will not be required to attend the conveyancers office in Cambridgeshire. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be called to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
We were going to get a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Cambridgeshire solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Cambridgeshire solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
How does conveyancing in Cambridgeshire differ for newly converted properties?
Most buyers of new build residence in Cambridgeshire contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Cambridgeshire usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cambridgeshire or who has acted in the same development.
We're novice buyers - had an offer accepted, yet the property agent advised that the vendor will only go ahead if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Cambridgeshire
It is improbable the owners are driving this. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Cambridgeshire conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or hit his conveyancing figures pre-set by senior management.
Would local authority consent be necessary to change a house into multiple flats in Cambridgeshire? This has taken place to a property opposite to a friend in Cambridgeshire and was not aware of it happening until it was done.
Planning Consent yes. Building Reg Approval yes.