Me and my fiance are purchasing a 2 bedroom flat in Cranford with a mortgage. We wish to retain our Cranford conveyancer, but the lender advise she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel firms or continue with our Cranford lawyer as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to require that the lender use our Cranford conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Cranford conveyancing solicitor to apply to be on the conveyancing panel.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Cranford. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 31/3/2025, the requirements read as follows :
I have been told that property searches are the main cause of hinderance in Cranford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Cranford.
I'm buying a new build house in Cranford with a loan from Norwich and Peterborough Building Society. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about this deal as it could adversely affect my loan with Norwich and Peterborough Building Society. Should I keep quiet?.
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.
In what way does the Landlord & Tenant Act 1954 impact my business property in Cranford and how can you help?
The particular law that you refer to gives protection to commercial lessees, giving them the right to apply to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Cranford is one of the many locations in which the firms we work with are based
I work for a busy estate agent office in Cranford where we see a few flat sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Cranford conveyancing firms. Could you confirm whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
My wife and I have hit a brick wall in trying to purchase the freehold in Cranford. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Cranford conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Cranford flat is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The remaining number of years on the lease was 69 years.