Do all mortgage companies provide you with an approved list of Ely conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?
Ely conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
There are numerous conveyancing solicitors in Ely but how do I know who's good?
It would be unwise to be swayed by the cheapest Ely conveyancing quote. You really do get what you pay 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 expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Ely solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ely solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
After what seems like an age I have had an offer on a maisonette in Ely agreed to, but there is a chain. The sellers have offered on a property, but it’s not been accepted yet, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Ely. What should be my next step? At what point should I apply for the mortgage with Clydesdale?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Ely conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Clydesdale conveyancing panel. Regarding the next steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Clydesdale and pay for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.
I purchased my flat on 14 September and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Ely said it should be formalised in less than a month. Are transfers in Ely uniquely lengthy to register?
There is nothing unique about conveyancing in Ely registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration takes place once the buyer has moved in to the premises thus 'speed' is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.
I opted to have a survey done on a property in Ely before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may not grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ely. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ely to see if the conveyancing costs will increase in light of this.
My partner has recommend that I use his lawyers for conveyancing in Ely. Should I use them?
No doubt the ideal way to select a conveyancing solicitor is to seek referrals from friends or family who have previously instructed the conveyancer that you are contemplating using.
I am in need of some leasehold conveyancing in Ely. Before diving in I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Ely - then the leasehold title will always include the basic details 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.
Ely Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
-
Most Ely leasehold properties will incur a service charge for the upkeep of the building levied by the landlord. Should you buy the property you will have to meet this amount, usually quarterly throughout the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, normally this is not a significant figure, say about £25-£75 but you need to check as sometimes it can be prohibitively expensive. Who manages the block? Are any of leasehold owners in arrears of their service charge liability?