we are a couple who intend to purchase a newbuild flat in Cranham with a homeloan from TSB.We like our Cranham conveyancing practitioner but TSB says she’s not on their "panel". We have to appoint a TSB panel solicitor or keep our high street solicitor and fork out for a TSB panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that TSB use our lawyer?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that lawyers needs to be on the TSB conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for TSB
I can see plenty of here about conveyancing in Cranham but can you isolate your top tip for finding the right conveyancer in Cranham
We would encourage you not to go for the lowest Cranham conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
After much negotiation I have agreed a price on an apartment in Cranham. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Not long after, the solicitor contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Cranham property lawyer having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cranham postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Cranham.
Various online forums that I have come across warn that are the number one cause of hinderance in Cranham conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Cranham.
It has been four months since my purchase conveyancing in Cranham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 residence 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 have been on the look out for a flat up to £235,500 and found one close by in Cranham I like with amenity areas and transport links in the vicinity, however it only has 52 years on the lease. There is not much else in Cranham in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
We are 14 days into a residential purchase having been recommend to conveyancers by the selling agent to carry out the conveyancing in Cranham. I am not happy. Can you you assist me in finding new solicitors?
They would need to be very poor to suggest changing them. Has the loan offer been generated? In the event that it has you must inform them of the new contact details and get the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid added fees and complications. So that should be your first question of the new solicitors. Our search tool can assist you in finding a bank approved conveyancer for your conveyancing in Cranham