My Cambridgeshire solicitor has identified an inconsistency between the assumptions in the home valuation survey and what is in the conveyancing documents. My lawyer informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions 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.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Cambridgeshire. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
If you intend to refinance then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
I have justbeen informed that Stirling Law have closed. They carried out my conveyancing in Cambridgeshire for a purchase of a freehold house 18 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cambridgeshire conveyancing specialists.
Just had an offer accepted on a new build flat in Cambridgeshire. Conveyancing is necessary evil 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 legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cambridgeshire
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
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I have just appointed agents to market my garden apartment in Cambridgeshire. Conveyancing has not commenced, but I have just had a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal as all ground rent and maintenance invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Cambridgeshire Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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How many years remain on the lease? Best to be warned whether a new roof is being installed or some other major work is due in the near future that will be shared by the tenants and will dramatically impact the level of the maintenance costs or require a specific payment. This question is important as a) areas may result in problems for the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the managing agents you will need to know about it