I am helping my niece sell her property in Cambridgeshire. Does the solicitor commission the energy assessment or do I organise this?
After the abolition of Home Packs, energy performance certificates was retained a required part of moving house. An EPC needs to be commissioned before the property is put on the market. This is not a task that lawyers normally arrange. Where you are using a Cambridgeshire conveyancing practitioner they might be able to arrange energy performance certificates given their relationships with long established local assessors
Is it the case that all Cambridgeshire CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved solicitors?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval 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 remain on their approved list of conveyancing solicitors.
I've 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 Cambridgeshire solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 Cambridgeshire postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Cambridgeshire.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Cambridgeshire?
Its becoming the norm that commercial conveyancing solicitors in Cambridgeshire will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Cambridgeshire. 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 Cambridgeshire.
For every commercial conveyancing transaction in Cambridgeshire it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Cambridgeshire commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Cambridgeshire.
How does conveyancing in Cambridgeshire differ for new build properties?
Most buyers of new build property in Cambridgeshire contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Cambridgeshire usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cambridgeshire or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Cambridgeshire I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Cambridgeshire suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage that many years may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may 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 current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Is it true that a Cambridgeshire conveyancing solicitor got sued by clients for failing to conduct the appropriate conveyancing investigations?
We are not aware of such a Cambridgeshire conveyancing matter but it has been reported that, a couple purchasing a house in Cumbria successfully won a case against their lawyer as a consequence of development permission to construct a wind farm not being picked up in conveyancing searches.
If you are purchasing in Cambridgeshire It is essential that your lawyer conduct all Cambridgeshire conveyancing searches needed making sure that you have accurate and current information before purchasing a property.