A mortgage offer from Nationwide for the refinancing of my 4 room apartment is due imminently. Are you able to propose a low cost conveyancing law firm in Cranham?
This site is not designed to assist those in their quest for the lowest fares for conveyancing solicitors in Cranham. We can offer you excellent value conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing brokers enticing you with ninety nine pound conveyancing in Cranham. The optimum outcome, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not receive the service you were hoping for.
I am planning to acquire a flat and need a conveyancing solicitor in Cranham who is on the Norwich and Peterborough Building Society conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Cranham. We dont recommend any particular firm.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Cranham is the location of the property. What do you suggest?
Flying freeholds in Cranham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cranham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been advised by a number of estate agents in Cranham to locate a solicitor on your site. Is there a financial incentive for Estate Agents to recommend your services over another?
We refuse to offer any financial incentive for sending work our way. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am thinking of appointing a conveyancing practitioner in Cranham for my home move. Is there any facility to check a solicitor's complaints history with the legal regulator?
Anyone may search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.
Do you have any advice for leasehold conveyancing in Cranham with the purpose of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Cranham can be reduced where you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ representatives. If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to ongoing. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Cranham leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. Where you fail to have the consents to hand do not communicate with the landlord without contacting your conveyancer first. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Obtaining a re-issued share certificate can be a lengthy process and delays many a Cranham conveyancing deal. If a reissued share certificate is required, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. The majority of freeholders or Management Companies in Cranham levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Cranham.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Cranham. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension case for a Cranham residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The remaining number of years on the lease was 57.5 years.