Finally the sale completed on my house in Cranham last May but the buyer keeps Skype messaging me complaining that her lawyer needs to hear from mine. What should have happened now that I have sold?
Following your house sale your conveyancer should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer should also confirm that the home loan has been repaid to the purchasers lawyers. There is unlikely to be post completion steps peculiar conveyancing in Cranham.
Can you point me to a directory of Nationwide panel solicitors in Cranham on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings available online. If you are seeking to appoint a Cranham conveyancer on the Nationwide please make the most of our facility.
I have paid off my mortgage with Nottingham. I assume I don't need a Cranham property lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I had an offer accepted on an apartment in Cranham on 6/8/2026, valuation was booked 4 days after, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
What can a local search tell me regarding the property I am purchasing in Cranham?
Cranham conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays a central role in most Cranham conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I am purchasing my first flat in Cranham benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this extras as it may adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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.
I am looking for a conveyancing lawyer in Cranham for my house move. Is there any facility to check a firm’s record with the profession’s regulator?
One may find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
Can you offer any advice when it comes to appointing a Cranham conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Cranham conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Cranham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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What are the legal fees for lease extension work? How many lease extensions have they conducted in Cranham in the last twenty four months?
I am the leaseholder of a second floor flat in Cranham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
You certainly can. We can put you in touch with a Cranham conveyancing firm who can help.
An example of a Lease Extension decision for a Cranham premises 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 was in relation to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.