is it true that all Cambridgeshire solicitor practices on the RBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
We were going to get a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Cambridgeshire solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cambridgeshire solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cambridgeshire solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 lawyer 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 Cambridgeshire postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Cambridgeshire.
I'm purchasing a new build house in Cambridgeshire with a mortgage from Accord Mortgages Ltd. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about the extras as it would jeopardize my mortgage with Accord Mortgages Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My partner has suggested that I instruct his conveyancing solicitors in Cambridgeshire. Should I choose my own property lawyer?
No doubt the ideal way to choose a conveyancing solicitor is to seek guidance from friends or family who have experience in using the conveyancer you're considering.
I want to sublet my leasehold apartment in Cambridgeshire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Notwithstanding that your previous Cambridgeshire conveyancing lawyer is no longer available you can check your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to obtain consent from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. The consent must not not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.
Cambridgeshire Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
It is important to be aware if fixing the lift or some other major work is due in the near future to be shared by the tenants and could well materially increase the the maintenance charges or necessitate a one off payment. How many of the leaseholders are in arrears for their service charge payments? The majority of Cambridgeshire leasehold apartments will have a service bill for maintenance of the building invoiced on behalf of the landlord. Should you purchase the flat you will have to meet this contribution, normally periodically accross the year. This can vary from several hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a significant sum, say approximately £50-£100 but you should to enquire as on occasion it could be surprisingly expensive.
My conveyancing in Cambridgeshire is completing this Friday, yet the sellers I am buying off wishes to vacate the next day at afternoon. Should I agree to such a plan?
In situations where you require a bank loan then your conveyancing practitioner will demand that you have vacant possession on Friday - the mortgage company will insist on it.