My partner and I are planning to acquire a flat in Ely and have appointed a Ely conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. have this evening contacted us to inform me that they have now hit a problem as our Ely lawyer is not on their conveyancing panel. What do we do from here?

If you are buying a property requiring a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Ely solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

We are planning to acquire a property and need a conveyancing solicitor in Ely who is on the solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Ely.

My grandfather passed away last year and as sole heir and executor I was left the house in Ely. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

Given you plan to refinance then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

Will commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in Ely?

Its becoming the norm that commercial conveyancing solicitors in Ely will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Ely. The report provides 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 Ely.

For each commercial conveyancing transaction in Ely it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Ely commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Ely.

Ely Leasehold Conveyancing - A selection of Queries before buying

The best form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this arrangement the leaseholders benefit from being in charge if their destiny and even though a managing agent is usually employed where the building is bigger than a house conversion, the managing agent is directed by the tenants. Make sure you investigate if the the lease includes any adverse restrictions in the lease. By way of example it is very common in Ely leases that pets are not permitted in in a block in Ely. If you love the flatin Ely however your cat can’t move with you then you will be presented with a hard determination. In the main the outlay for major works tend not to be included within service charges, although there some managing agents in Ely require leaseholders to contribute towards a sinking fund created for the specific purpose of establishing a fund for major works.