IfI were to purchase a freehold propertyin Cranbrook for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Cranbrook?
Any savings you would make will be isolated to the disbursement for searches. Your solicitor is obliged to do the vast majority of work - money laundering, liaising with your vendors lawyer, SDLT return, register the title etc. You might save a bit for them not having to register a charge however it won't be a lot.
Can you explain why leasehold purchase conveyancing in Cranbrook costs more?
Cranbrook leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Are the BSA intent on creating a online directory to to identify law firms on the Darlington Building Society conveyancing panel for instance in Cranbrook?
We are not aware of any intention on the part of the BSA to promote such a tool.
I am selling our home in Cranbrook and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Cranbrook. We have lived in Cranbrook for three years we know that this is a non issue. Should we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with 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 health insurance to cover that same illness)
I am looking for a leasehold apartment up to £305k and identified one close by in Cranbrook I like with open areas and station nearby, however it's only got 61 years on the lease. There is not much else in Cranbrook in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I need to review costs for conveyancing in Cranbrook from numerous property lawyer and appoint one. Am I right to ask them to sit tight until I have found somewhere to acquire.
We would recommend that you only get your property lawyer to start work and order searches after the sales memo has been sent by the selling agent especially as Cranbrook conveyancing searches are costly.