I am obtaining a mortgage offer from Santander. I hope to employ the services of a Licensed Conveyancer in Duxford. Does the Santander Solicitor panel exclude Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Some advice if I may. My Duxford lawyer is assuring me that she is duty bound toapply for Duxford conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Do I not have a choice here?

You have limited options available to you. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Duxford conveyancing searches.

I am helping my step-mother sell her property in Duxford. Does the solicitor order an energy assessment or it is for me to see to?

Following the demise of HIPs, energy performance certificates was maintained a compulsory component of moving property. An energy assessment needs to be commissioned before the property is advertised. This is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Duxford conveyancing lawyer they may help arrange energy assessments given their relationships with reputable Duxford assessors

This question may be naive but I am new to the home buying as FTB of a garden flat in Duxford. Do I collect the keys to the house on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Duxford?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

I am selling my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Duxford solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am looking for a ground for flat up to £195,000 and found one close by in Duxford I like with open areas and station nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Duxford suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Living abroad I am unable to attend my Duxford conveyancing lawyers office to execute documents connected to my conveyancing in Duxford – will this be an issue?

Not a problem. Duxford conveyancing solicitors can conduct home moves for clients nationwide. It is not necessary for you to be able to meet your lawyer in the flesh at a Duxford conveyancers office. Almost all conveyancing practitioner can handle all communications remotely from their Duxford premises.