We are buying a 3 bedroom flat in Cranford with a mortgage. We would like to retain our Cranford lawyer, but the bank advise she’s not on their "panel". It seems we have no option but to use one of the bank panel firms or retain our Cranford lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not demand that the lender use our Cranford conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. 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 Cranford conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to locate a Conveyancing solicitor in Cranford even where I’m not buying or selling a house, for example if I intend to acquire a shop in Cranford with a mortgage from Clydesdale?
Our comparison service is mainly there to select domestic conveyancing solicitors in Cranford but we have recorded at the bottom of this page a few Cranford commercial conveyancing firms. You will need to speak with the solicitors directly to check if they are also authorised to represent Clydesdale
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather appoint a local conveyancing solicitor in Cranford?
You should check but the chances are that give you one of their panel solicitors if you take up the "fee-free" incentive. Call the bank to see if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Cranford.
I am assisting my step-mother sell her house in Cranford. Will the conveyancer arrange the EPC or it is for me to see to?
Following the abolition of Home Packs, energy performance certificates became a compulsory component of selling a property. An energy performance certificate needs to be commissioned in advance of the property being marketed. This is not something that law firms ordinarily organise. Where you are instructing a Cranford conveyancing lawyer they might be able to arrange energy assessments given their contacts with reputable local assessors
After much negotiation I have agreed a price on a house in Cranford. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £175. Soon after, the conveyancer contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cranford solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cranford postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Cranford.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who conducted the conveyancing in Cranford 5 years ago have long since closed. What do I do?
These day there are copies made of almost everything, and your conveyancer should be aware exactly where to locate all the appropriate paperwork so you may purchase or dispose of your house without any difficulty. Where duplicates are not available, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against future claims on the premises.
I need to appoint a conveyancing solicitor for sale conveyancing in Cranford. I have chance upon a site which seems to have the ideal offering If there is a chance to get all formalities done via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?