Please help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Great Shelford?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I am currently in the process of buying my council flat in Great Shelford. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
After weeks of negotiation I have agreed a price on an apartment in Great Shelford. My financial adviser suggested a conveyancer. I paid an advanced payment of £200. A few days later, the solicitor contacted me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial property in Great Shelford?
Its becoming the norm that commercial conveyancing solicitors in Great Shelford will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Great Shelford. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Great Shelford.
For each commercial conveyancing transaction in Great Shelford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Great Shelford commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Great Shelford.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who conducted the conveyancing in Great Shelford 10 years ago no longer exist. What are my next steps?
You no longer need to hold title deeds to prove you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
Is it best to use a Great Shelford conveyancing lawyer based in the vicinity that I am purchasing? I have an old university friend who can handle the legal formalities but his firm is located 400kilometers drive away.
The benefit of a local Great Shelford conveyancing firm is that you can pop in to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Great Shelford know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were happy that should outweigh using an unfamiliar Great Shelford conveyancing lawyer solely due to them being based in the area.
My fiance and I have recently had an offer agreed on a house and had an appointment on Tuesday with Nationwide for the mortgage. They warned me that when it comes to selecting a conveyancing practitioner that unless they are on their approved panel of conveyancing practitioners then we will incur an extra charge of £250+. This is because they would then have to instruct a solicitor to act on their behalf in addition to the one we select on our behalf and we are liable for their fees. I have requested Nationwide to send me with a list so I can obtain estimates only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
Ask Nationwide what their criteria for joining their panel is for a conveyancer.Thereafter ask the lawyer of your choice whether they fit that criteria and have they acted on mortgages for Nationwide previously. Where the answer to those is yes, then just double check with Nationwide. Alternatively please utilise our search tool and we should be able to locate a conveyancing practitioner in Great Shelford on the approved list for Nationwide.