What is the first thing I need to know regarding purchase conveyancing in Cambridge?
You may not hear this from too many lawyers but conveyancing in Cambridge and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the house moving process. E.g., the seller, estate agent and on occasion your bank. Selecting a law firm for your conveyancing in Cambridge should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to act in your legal interests and to protect you.
We are witnessing a worrying emergence in the "blame" culture- someone has to be blamed for the process being so protracted. You should always trust your lawyer above the other players when it comes to the legal transfer of property.
When it comes to lenders such as Barclays, do Cambridge property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Completion of my remortgage has taken place for my property in Cambridge. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All 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. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cambridge solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cambridge postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Cambridge.
I'm refinancing my primary property to a buy to let mortgage with Barclays Direct and intend to use the remaining equity as a deposit on a second house. The location we are looking at is Cambridge. Will your solicitors be able to act for the two lenders and link together the conveyances?
Do use our search tool on this page to check that the lawyers are on the relevant lender panels. Having checked that they are the solicitor should be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make apparent your expectations and needs.
I am using a search engine for the words cheap conveyancing in Cambridge it brings up numerous property lawyerslocally. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?
The ideal method of choosing a suitable conveyancer is via personal recommendation, so ask friends and relatives who have acquired a property in Cambridge or the reputable estate agent or mortgage broker. Charges for conveyancing in Cambridge vary, so it's a good idea to secure a minimum of four quotes from different companies. Dont forget to clarify what costs in the quote includes.
Our solicitor in Cambridge has discovered a a problem with the lease for the flat we are purchasing in Cambridge. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?
Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Cambridge conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions have to be complied with by the mortgage company conveyancing panel who has to balance acting for you and the mortgage company