How do I discover of the solicitor carrying out my conveyancing in Cranbrook is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus paying £192.00 in additional legal charges.
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Cranbrook’ or your location and you will be presented with numerous conveyancers offices in Cranbrook or by proximity to you.
I'm the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Cranbrook. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in January. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view banks take of it, depend on the lender as this clause primarily exists to identify the purchase and immediately sell or the flipping of properties.
We have agreed to purchase a house in Cranbrook. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Cranbrook.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Cranbrook bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Cranbrook conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their specific requirements. Who do I believe?
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are intent on selling our house in Cranbrook and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Cranbrook conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Cranbrook. Having lived in Cranbrook for six years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
five months have gone by following my purchase conveyancing in Cranbrook concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying a new build house in Cranbrook with a mortgage from Virgin Money. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the deal as it may put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
There are only Sixty One years unexpired on my lease in Cranbrook. I now wish to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to find the lessor. On the whole a specialist should be helpful to conduct investigations and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the application to the County Court covering Cranbrook.
I own a 1 bedroom flat in Cranbrook, conveyancing was carried out 8 years ago. How much will my lease extension cost? Comparable properties in Cranbrook with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2101
You have 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.