We are planning to acquire a flat and need a conveyancing solicitor in Cranfield who is on the Bank of Ireland approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Cranfield.
My fiance and I wish to acquire a newly converted apartment in Cranfield with a residential mortgage from Chelsea Building Society.We have a Cranfield conveyancing solicitor but Chelsea Building Society advised that her practice is not listed on their "panel". we are left little option but to use a Chelsea Building Society panel lawyer or keep our high street solicitor and fork out for a Chelsea Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, one of which will be that conveyancers must be on the Chelsea Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
I am the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Cranfield. The Cranfield property was put into my name in March. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as if I'd bought the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. many banks would take a pragmatic view as this obligation is principally there to identify the purchase and immediately sell or the quick reselling of properties.
Can I be sure that the Cranfield conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Cranfield seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.
I have a mortgage with Santander for my property in Cranfield. 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 Santander?
Santander must be informed of your intention before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
How does conveyancing in Cranfield differ for new build properties?
Most buyers of new build premises in Cranfield contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because builders in Cranfield typically purchase the real estate, 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 property lawyers 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 used to new build conveyancing in Cranfield or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Cranfield in advance of retaining solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders may not issue a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cranfield. Conveyancing will be smoother if you use a solicitor in Cranfield especially if they are familiar with such properties in Cranfield.
In my capacity as executor for the will of my grandmother I am selling a house in Newport but live in Cranfield. My conveyancer (who is 300 kilometers awayrequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Cranfield who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Cranfield