We selected a local firm for our conveyancing in Cambridgeshire yesterday. Looking through the fine print it is apparent thatwe are responsible for costs even if the movefalls through. Should I ditch them and instruct an internet conveyancing company advertising no completion no charge conveyancing in Cambridgeshire?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to neutralise those transactions that fail to complete. Also remember that these offerings generally do not protect you from expenditure such as Cambridgeshire conveyancing search charges.
It is a dozen years since I bought my home in Cambridgeshire. Conveyancing solicitors have now been appointed on the sale but I am unable to locate the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the lender or they could be archived with the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Cambridgeshire relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
I'm purchasing my first flat in Cambridgeshire with a loan from Aldermore. The builders would not reduce the price so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about the deal as it would affect my mortgage with Aldermore. 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.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Cambridgeshire. I've discover a site which looks to be the ideal answer If there is a chance to get all formalities completed via phone that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am tempted by the attractive purchase price for a two maisonettes in Cambridgeshire which have in the region of 50 years left on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Cambridgeshire is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the property. The majority of purchasers and mortgage companies, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Cambridgeshire conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a split level flat in Cambridgeshire, conveyancing formalities finalised December 2011. 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? Comparable properties in Cambridgeshire with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2089
You have 71 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.