We opted for a local firm for my conveyancing in Huntingdon recently. Going through the official terms of business I seewe are responsible for fees even where the transaction does not complete. Should I go with them or choose a web based conveyancing company promoting no-sale-no-fee conveyancing in Huntingdon?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will generally be uplifted to neutralise the transactions that abort. Please beware that these schemes tend not to protect you from expenditure by way of example Huntingdon conveyancing search charges.

I am in a contract race with another buyer for a property in Huntingdon. What can I do to speed up matters?

First, If the seller is applying a tight deadline for your conveyancing we would recommend that your conveyancer is familiar with the area as they will benefit local contacts and know-how. It is possible that they would have handled previousproperties in the same neighbourhood. You would be best advised to use a Huntingdon conveyancing solicitor. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Huntingdon conveyancing transactions are frustrated or jeopardised after discovering a purchaser’s conveyancer was not on their banks list of approved solicitors. This can often result in the home move being frustrated by as much as 21 days. It is believed that this issue affects approximately 100,000 home moves every year. Almost all Huntingdon conveyancing practices can not represent certain lenders so do check as early as possible.

Forgive me if this question is silly but I am new to the house moving as a 1st time purchaser of a garden flat in Huntingdon. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Huntingdon?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.

I have decided to exercise my right to buy my property in Huntingdon off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Huntingdon solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Huntingdon postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Huntingdon.

My father-in-law has recommend that I appoint his lawyers for conveyancing in Huntingdon. Do I follow his advice?

There are no two ways about it the best way to choose a conveyancing lawyer is to seek recommendations from friends or relatives who have used the solicitor that you are considering.

Back In 2006, I bought a leasehold house in Huntingdon. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Huntingdon who previously acted has long since retired. What should I do?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Huntingdon conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Huntingdon - Sample of Queries before buying

Is the freehold reversion owned collectively by the leaseholders? Is anyone aware of any major works on the horizon that will add a premium to the maintenance costs? Its a good idea to find out as much as possible about the managing agents as they will either make living at the property much easier or a lot more difficult. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to daily issues such as the upkeep of the common parts. Enquire of prospective neighbours what they think of them. Finally, investigate as to the dates that the maintenance fees are due to the managing agents and specifically how they are spending that money.