Is it correct that all Sawston CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved firms?

It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

We have agreed to purchase a house in Sawston. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is HSBC your lawyer must follow the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Sawston.

I currently have a mortgage with TSB for my property in Sawston. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

TSB must be informed of your intention before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.

Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Sawston?

Many commercial conveyancing solicitors in Sawston will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Sawston. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sawston.

For each commercial conveyancing transaction in Sawston it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Sawston commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Sawston.

I am looking for a leasehold apartment up to £305k and found one close by in Sawston I like with open areas and transport links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Sawston suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I am looking to sell my house. My previous lawyers closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Sawston if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Sawston. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

We are 3 weeks into a leasehold purchase having been referred to a firm by the high street agent to execute conveyancing in Sawston. I am am starting to be disappointed with the quality of service. Could you help me find new solicitors?

They would have to be very bad to suggest replacing them. Has the mortgage been issued? In the event that it has you will need to advise them of the new contact details and ensure the offer are issued to the new lawyers. The conveyancer should be on the banks approved list to avoid added charges and frustration. So that should be your starting point. Our find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Sawston