Having been recommended your site we were about to appoint conveyancing solicitor in Cranleigh endorsed using your comparison tool but have come across some other quotes via the web seem less pricey – how come?
You can find lots of conveyancing companies marketing what appear to be very low prices. We would encourage you to think twice as to how much you respect your own move to want to take 'cheap' risks in relation to the standard of the conveyancing. Some hide fees well inside the terms of business. The solicitors that we list for conveyancing in Cranleigh neverbehave this way.
All was ready to complete my purchase in Cranleigh next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Cranleigh.
I have decided to exercise my right to buy my property in Cranleigh off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I currently have a mortgage with Yorkshire BS for my property in Cranleigh. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
You must advise Yorkshire BS in advance of renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.
Our offer on a property in Cranleigh has been agreed to, but there is a chain. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have chosen a high street conveyancing solicitor in Cranleigh. What do I do now? At what stage do I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Cranleigh conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the Coventry BS conveyancing panel. As to the next stages this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a hot market many buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Cranleigh.
I have justfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Cranleigh for a purchase of a leasehold apartment 9 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cranleigh conveyancing specialists.
I am purchasing my first flat in Cranleigh benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my conveyancer about the side-deal as it may put at risk my mortgage with the lender. Should I keep quiet?.
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 CML website. CML 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.
Am I best advised to go with a Cranleigh conveyancing practitioner based in the vicinity that I am buying? An old friend can handle the conveyancing but her office is 300miles away.
The primary upside of using a high street Cranleigh conveyancing practice is that you can attend the office to sign paperwork, deliver your ID and pester them where appropriate. Having local Cranleigh know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that should trump using an unfamiliar Cranleigh conveyancing lawyer solely due to them being Cranleigh based.