I am aiming to move house in August. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Cambridge. Conveyancing firm was organised prior to coming across this site.

On the afternoon of completion you can pick up the house keys from the selling agent however this can only occur after the vendors conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to advise the removal company that you are ready to move in. We do not suggest a particular removal organisation but can assist you in locating a conveyancing in Cambridge or a firm that specialises in conveyancing in Cambridge.

The formalities of my purchase has taken place for my property in Cambridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My sealed bid on a house in Cambridge has been agreed to, the sellers do nevertheless have an associated purchase. The vendors have offered on somewhere, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Cambridge. What do I do now? When do I get the mortgage application with Leeds Building Society going?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Cambridge conveyancing search fees, etc). First, you must ensure that your solicitor is on the Leeds Building Society approved list. As to the subsequent stages this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a hot market many buyers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with the conveyancing in Cambridge.

Do commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Cambridge?

Many commercial conveyancing solicitors in Cambridge will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Cambridge. The search result sets out 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 Cambridge.

For each commercial conveyancing transaction in Cambridge it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Cambridge commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cambridge.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cambridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cambridge

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I have been sourcing a conveyancing practitioner in Cambridge for my home move. Can I review a solicitor's complaints history with the profession’s regulator?

Anyone can see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.

Can you provide any top tips for leasehold conveyancing in Cambridge from the point of view of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Cambridge can be bypassed where you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ lawyers.
A minority of Cambridge leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Obtaining a duplicate share certificate can be a lengthy formality and slows down many a Cambridge home move. Where a new share certificate is needed, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. You may think that you are aware of the number of years left on your lease but it would be wise to double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

I purchased a 1st floor flat in Cambridge, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Cambridge with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2094

With 70 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.