Recently contacted my conveyancing solicitor in Cranham who acted for me 18 months ago asking for a conveyancing costs illustration based on an identical type of home move (a leasehold residence and a freehold premises) of almost identical values with a home loan from Halifax. I am now being quoted twice the amount. Should I look for an alternative property lawyer?
The estimate fees are a tad high. Where you are willing to invest time comparing costs you may be able to trim some of the cost by as much as £125. That being said, assuming were pleased with the conveyancing the firm offered you couldcome to rue choosing an an unknown solicitor. Don't forget to enquire that the solicitor can also act for Halifax. Do utilise our search tool to select a Cranham conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Cranham.
Do all mortgage companies provide you with an approved list of Cranham conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Cranham conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
We are downsizing from our house in Cranham and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using a national conveyancing practice rather than a conveyancing solicitor in Cranham. Having lived in Cranham for three years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Cranham differ for newly converted properties?
Most buyers of new build residence in Cranham contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Cranham usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cranham or who has acted in the same development.
I decided to have a survey carried out on a property in Cranham prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend refuse to give a mortgage on such a house.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cranham. Conveyancing may be slightly more expensive based on your lender's requirements.
I have recently realised that I have 68 years left on my lease in Cranham. I now want to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to track down the landlord. In some cases an enquiry agent would be helpful to conduct investigations and to produce a report to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the application to the County Court covering Cranham.
I have had difficulty in trying to purchase the freehold in Cranham. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing freeholder or where 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 arrive at the amount due.
An example of a Lease Extension matter before the tribunal 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 unexpired lease term was 57.5 years.