My wife and I have recently appointed a conveyancing solicitor in Cambridgeshire. I need to find out whether they are accepted on the Halifax conveyancing panel. Could you assist?
You should e-mail the lawyer and enquire whether they can act for the lender. Alternatively please call Halifax who may be able to confirm.
My wife and I are buying a property in Cambridgeshire. It might be a silly question but how we can trust a conveyancer? At some point we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Cambridgeshire. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must check the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Cambridgeshire.
I've digested plenty of mortgage 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 Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. You may wish to consider appointing your own Cambridgeshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should our conveyancer be making enquiries about flooding during the conveyancing in Cambridgeshire.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Cambridgeshire. Some people will buy a property in Cambridgeshire, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that may be carried out by the purchaser or by their lawyers which should figure out the risks in Cambridgeshire. The conventional set of property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer could bring a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers may also carry out an enviro report. This should disclose whether there is a recorded flood risk. If so, further inquiries should be initiated.
Are there restrictive covenants that are commonly identified as part of conveyancing in Cambridgeshire?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Cambridgeshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Developers have suggested I use a lawyer and I've obtained an estimate from them. It's almost £400 less expensive than my local Cambridgeshire solicitor. What's the catch?
Housebuilders frequently have lists of conveyancing practitioners who are quick and who know the builder's paperwork and lawyer. Plenty of developers offer an inducement to choose their approved property lawyer for this reason, any increased fees can be avoided and a builder will not suggest a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange within a tight time frame. A counter-argument for not opting for the suggested property lawyer is that they may be hesitant to 'push' your interests for fear of upsetting the developer. If you worry that this may be the situation you should stick with your high street Cambridgeshire solicitor.