My partner’s mother is a property lawyer. I suspect that I'll be able to get mate’s rates for conveyancing, However if that does not come materialise, what kind of figure should I be expecting for conveyancing in Ely?
You should compare pricing. Make use of our search tool on this site. The prices may contrast greatly but the service one can expect differ between law firms as is the case with the vast majority of professional services.
We are getting the release of further funds on our mortgage from Nationwide as we wish to conduct renovations to our house in Ely. Are we obliged to appoint a local Ely solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I am purchasing a property in Ely. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must check the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Ely.
After shopping around on the internet I have found a Ely property lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 solicitor 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 Ely postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Ely.
I got the keys to my flat on 6 May and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Ely advises it will be dealt with in a couple of weeks. Are properties in Ely uniquely lengthy to register?
There is nothing unique about conveyancing in Ely registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. Currently approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration takes place after the purchaser has moved in to the premises therefore an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
How do I use the search facility to choose a conveyancing lawyer in Ely on the approved list for my bank?
First pick a lender such as National Westminster Bank, Chelsea Building Society or Barclays Direct then specify your preferred area for example Ely. Conveyancing practices in Ely and beyond will then be identified.
I have just started marketing my garden apartment in Ely. Conveyancing solicitors are to be appointed soon, however I have just had a half-yearly maintenance charge demand – what should I do?
The sensible thing to do is discharge the service charge as usual given that all rents and service charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Ely Leasehold Conveyancing - Sample of Queries Prior to Purchasing
It would be prudent to investigate if there are any onerous restrictions in the lease. For instance it is very common in Ely leases that pets are not allowed in certain buildings in Ely. If you love the flatin Ely however your cat is not allowed to move with you then you will be presented with a hard compromise. In the main the cost for major works are not included within service charges, albeit that some managing agents in Ely require leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. Does the lease have onerous restrictions?