Me and my wife are buying a maisonette in Swavesey. My property lawyer has never been on on the bank solicitor panel. Can I still appoint my Swavesey conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?

You will need to instruct a to complete the formalities when you need a loan to purchase your home. The will conduct all the appropriate due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage paperwork is in place. You may appoint a Swavesey of your choice. However, where the selected is not a member of the bank approved list additional costs will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so if your solicitor has not in the past sought membership they should take the opportunity to apply.

AssumingI was to buy a simple residential propertyin Swavesey mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Swavesey?

The only reduction in fees you would make on is the disbursement for searches. The still be obliged to do everything else - money laundering, correspond with the vendors , SDLT submission, register the title etc. A slight saving might be made by not needing to register a mortgage however it will not be a lot.

My wife and I buying a end of terrace house in Swavesey. The intention is to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these works were previously refused?

Your conveyancer should review the registered title as conveyancing in Swavesey can on occasion identify restrictions in the title deeds which restrict categories of changes or need the permission of another owner. Some additions call for local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

We are getting the release of further monies on our mortgage from as we intend to carry out improvements to our property in Swavesey. Are we obliged to choose a bricks and mortar Swavesey solicitor on the conveyancing panel to deal with the legals?

don't usually instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

I am currently in the process of buying my council flat in Swavesey. I have a mortgage offer with . 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 , you will need to appoint a solicitor on the conveyancing panel.

I used Stirling Law several years past for my conveyancing in Swavesey. Now, I need the files but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swavesey of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a flat up to £195,000 and found one close by in Swavesey I like with a park and station nearby, however it's only got 61 years on the lease. I can't really find anything else in Swavesey suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.