Can you explain why leasehold purchase conveyancing in Cross Hands costs more?
The conveyancing charges for a leasehold property in Cross Hands is frequently more expensive as compared to a freehold acquisition or disposal. This is due to the extra work necessary in dealing with the landlord and management company to collate the information about whether the rent and service fee have been paid and whether there are any major works due in the near future on repairs or maintenance of the building.
Are all Cross Hands Conveyancing Quality Solicitors on the UBS conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Cross Hands. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
My offer was accepted on an apartment in Cross Hands on 10/12/2025, 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 Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland 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 Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Cross Hands differ for new build properties?
Most buyers of new build premises in Cross Hands contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Cross Hands usually buy the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Cross Hands or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Cross Hands in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks may not give a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cross Hands. Conveyancing will be smoother if you use a solicitor in Cross Hands especially if they are familiar with such properties in Cross Hands.
My husband and I are FTB’s - had an offer accepted, but the estate agent informed us that the vendor will only issue a contract if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Cross Hands
We suspect that the owner is not behind this demand. Should the seller desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Try to communicate with the owners directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Cross Hands conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by senior management.
Are Cross Hands conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Cross Hands or across England and Wales.