I was told recently by my mortgage adviser that my Cranford lawyer is not on the lender Conveyancing panel. What can I do to be sure that this is correct?
You need to call your Cranford lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Cranford conveyancing practice that is on the conveyancing panel for your lender.
We see that you have a search directory listing solicitors on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Cranford?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cranford.
I am looking to buy a property and require a conveyancing solicitor in Cranford who is on the TSB approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Cranford. We dont recommend any particular firm.
Various internet forums that I have frequented warn that are the main reason for obstruction in Cranford conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Cranford.
How does the Landlord & Tenant Act 1954 affect my commercial property in Cranford and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Cranford
Last December I purchased a leasehold flat in Cranford. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a a ground floor purpose built flat in Cranford. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Absolutely. We can put you in touch with a Cranford conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Cranford premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The unexpired term as at the valuation date was 69 years.