IfI was to buy a simple residential homein Cranfield for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Cranfield?
The only reduction in fees you would achieve is the costs for searches. The conveyancer still be obliged to do everything else - money laundering, communicating with your sellers solicitor, SDLT return, register the property etc. You might save a bit for them not needing to register a charge however it will not be meaningful.
Can your site be used to recommend a Conveyancing solicitor in Cranfield even where I’m not purchasing or selling a house, for instance where I wish to buy a shop in Cranfield with a mortgage from HSBC Bank?
The service is mainly utilised to select residential conveyancing solicitors in Cranfield but we have listed towards the bottom of this page a few Cranfield commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent HSBC Bank
I am purchasing a property in Cranfield. An unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is TSB your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for TSB. The CML Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease does not meet these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Cranfield.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being problematic. The Cranfield solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cranfield solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. You may wish to consider appointing your own Cranfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am purchasing a new build house in Cranfield benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my solicitor about the side-deal as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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.
What makes your site different to other internet conveyancing brokers for conveyancing in Cranfield?
At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Cranfield. Unlike many estate agents and many comparison sites we do not have referral deals with solicitors. A large number of agents and online brokers 'recommend' solicitors paying the highest kickback, not the best value conveyancing in Cranfield
My conveyancers in Cranfield have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.