We are buying a terrace house in Cambridgeshire. The intention is to an extension at the rear at the property.Will legal due diligence on the property include investigations to ascertain if these alterations are allowed?
Your solicitor should check the registered title as conveyancing in Cambridgeshire will sometimes identify restrictions in the title documents which restrict categories of alterations or require the consent of another owner. Some extensions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Can I be sure that the Cambridgeshire conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Cambridgeshire getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
Completion of my remortgage has taken place for my property in Cambridgeshire. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
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 Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will my conveyancer be raising questions concerning flooding during the conveyancing in Cambridgeshire.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Cambridgeshire. Plenty of people will purchase a property in Cambridgeshire, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their solicitors which should give them a better understanding of the risks in Cambridgeshire. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out if the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could bring a compensation claim as a result of such an misleading answer. The buyer’s conveyancers should also order an environmental search. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.
How does conveyancing in Cambridgeshire differ for newly converted properties?
Most buyers of new build property in Cambridgeshire come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers 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 conveyancing solicitors 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 accustomed to new build conveyancing in Cambridgeshire or who has acted in the same development.
I own a leasehold house in Cambridgeshire. Conveyancing and Aldermore mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Cambridgeshire who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Cambridgeshire conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a leasehold flat in Cambridgeshire, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Cambridgeshire with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease expires on 21st October 2077
With only 58 years unexpired we estimate the premium for your lease extension to be between £23,800 and £27,400 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
I am are seeking to find a trustworthy conveyancing solicitor in Cambridgeshire to purchase a apartment. I really don't want to get ripped off and there are lots of Cambridgeshire conveyancing practices to choose from...who's the best?
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