My fiance and I are hoping to buy a home in Cranford and are in fact using a Cranford conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barnsley Building Society have this evening contacted us to inform me that they have now hit a problem as our Cranford conveyancer is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. 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 Accreditation Scheme. Your property lawyer should contact your lender 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 as you are at liberty to use your preferred Cranford lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We see that you have a search directory identifying law firms on the Skipton conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Cranford?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cranford.
I am assisting my niece sell her flat in Cranford. Will the conveyancing solicitor arrange an energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates was left as a required part of selling a house. An EPC must be to hand prior to the property being advertised. This is not a task that law firms ordinarily organise. Where you are instructing a Cranford conveyancing lawyer they may be willing to arrange energy assessments due to their relationships with reputable local providers
We have agreed to purchase a house in Cranford. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
As you are obtaining a mortgage with Skipton your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Skipton where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Cranford.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Cranford lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
three months have gone by following my purchase conveyancing in Cranford concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 am downsizing from my house. My past solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Cranford if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Cranford. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
I need to find a conveyancing solicitor for residential conveyancing in Cranford. I've chance upon a web site which seems to have the perfect answer If it is possible to get all formalities completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?