Am I correct in assuming that the fact that my solicitor in Cranham is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Cranham conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Cranham. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 3/10/2025, the requirements read as follows :
Does a directory service exist listing Co-operative panel conveyancers in Cranham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable online. If you are looking for a Cranham conveyancing practitioner on the Co-operative please make the most of our facility.
About to purchase apartment in Cranham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cranham conveyancing practitioner is on the HSBC conveyancing panel.
Skipton have agreed my mortgage in principle, my offer on a flat in Cranham has been accepted, what are the next steps?
The estate agent will want to be informed of your lawyer's details (ensure that the solicitors are on the bank’s panel). Telephone Skipton or your financial adviser and finish off any appropriate forms. Skipton will appoint a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Skipton will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cranham.
I purchased a renovated Edwardian house in Cranham. Conveyancing solicitor acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Coventry Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cranham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who conducted the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Cranham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cranham
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am selling my house. My past lawyers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Cranham if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Cranham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.