Find a Lender-Approved Local Conveyancer in Cranbrook

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If you have reached us by Googling ‘Conveyancing in Cranbrook’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Cranbrook.

Cranbrook Conveyancing Statistics*

  • 1 Average Stamp Duty Payable for this year to date was £19,281
  • 2 Average Land Registry Fee for this year to date was £540
  • 3 84% freehold and 16% leasehold conveyancing in Cranbrook for this year to date
  • 4 Average time from start to completion was 75 days for conveyancing in Cranbrook
  • 5 Average time frame of 75 days for registration of title in Cranbrook

Examples of recent conveyancing in Cranbrook since December 2023*

Recently asked questions about conveyancing in Cranbrook

I am in the process of selling my ground floor flat in Cranbrook and the estate agent has just telephoned to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. Why would a major lender only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Cranbrook ?

Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

My conveyancer has discovered a defect with the lease for the flat we are buying in Cranbrook. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must ensure that the mortgage company is content with this solution. Are we the client or is the mortgage company ?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. These conveyancing instructions have to be complied with.

We are planning on selling our home in Cranbrook and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm rather than a conveyancing solicitor in Cranbrook. We have lived in Cranbrook for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. What do they say? 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'm purchasing a new build house in Cranbrook benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not disclose to my conveyancer about the extras as it may adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I opted to have a survey carried out on a property in Cranbrook in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of house.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cranbrook. Conveyancing will be smoother if you use a solicitor in Cranbrook especially if they are acquainted with such properties in Cranbrook.

Our lawyer in Cranbrook has discovered a a legal deficiency with the lease for the apartment we are purchasing in Cranbrook. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

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Sample of conveyancing solicitors in Cranbrook regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Cranbrook but also conveyancing throughout England and Wales.

  • Feltons Law, 49 High Street, Cranbrook, Kent, TN17 3EE
  • Emd Law Llp, Rose Cottage, 4 Lime Terrace, High Street, Staplehurst, Tonbridge, Kent, TN12 0AP

Residential Landlord and Tenant Conveyancing solicitors in Cranbrook

The list below is a small selection of solicitors in Cranbrook with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on wrongful eviction

  • Emd Law Llp, Rose Cottage, 4 Lime Terrace, High Street, Staplehurst, Tonbridge, Kent, TN12 0AP
  • Emd South East Limited, 4 Lime Terrace, High Street, Staplehurst, Tonbridge, Kent, TN12 0AP

Commercial Conveyancing solicitors in Cranbrook regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Cranbrook specialising in commercial conveyancing in Cranbrook. This could include advice on complex issues under the Landlord and Tenant Act of 1954
  • Feltons Law, 49 High Street, Cranbrook, Kent, TN17 3EE
  • Crookeslaw Solicitors, 16 Sunnybank, The Mount, Flimwell, Wadhurst, East Sussex, TN5 7QR
  • Emd Law Llp, Rose Cottage, 4 Lime Terrace, High Street, Staplehurst, Tonbridge, Kent, TN12 0AP

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.