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Find a Ely Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Ely? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Ely home move at risk of delay or failure.

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Recently asked questions about conveyancing in Ely

I am remortgaging my property in Ely, does my lawyer need to be on the Principality Conveyancing panel?

In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I got the keys to my home on 11 August and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Ely advises it would be registered in less than a month. Are transfers in Ely uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Ely registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. At present approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Historically registration takes place after the new owner is living at the property thus an expedited registration is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Ely I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Ely in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the shortness of the lease will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the vendor will only proceed if we use the agent's preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Ely

We suspect that the seller is unaware of this request. If they want ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you intend to appoint your own,trusted Ely conveyancing lawyers - not the ones that will give their estate agent a introducer fee or meet his conveyancing thresholds pre-set by senior management.

I have recently realised that I have Fifty years unexpired on my lease in Ely. I now want to extend my lease but my freeholder is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the landlord. For most situations an enquiry agent may be useful to try and locate and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court covering Ely.

I am the registered owner of a garden flat in Ely, conveyancing having been completed 9 years ago. How much will my lease extension cost? Similar flats in Ely with an extended lease are worth £206,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2090

With 66 years unexpired we estimate the price of your lease extension to span between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

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