Find a Lender-Approved Local Conveyancer in Cranham

Ready to buy a new home? Find a law firm approved by your lender.

Cheap conveyancing in Cranham does not necessarily mean low quality - but the odds are stacked against you

Reasons to use our Cranham conveyancing solicitors

  • 1 Cranham property lawyers will acquainted with the local Land Registry Office, Local Authority and estate agents
  • 2 Conveyancer conveyancing firms have excellent personal links with Cranham estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 Solicitors that specialise in conveyancing in Cranham are familiar with the local issues peculiar to Cranham and therefore you may benefit from better guidance and faster conveyancing.
  • 4 The organisations shown on our directory have a variation of conveyancing practitioners, legal executives and support staff handling thousands of conveyancing matters each year.
  • 5 Peace of mind comes when you select the very best, most recommended conveyancing solicitors. Cranham has a number to select from, but for a truly dependable and dependable service many local people have been use the recommendation of this site.

Examples of recent conveyancing in Cranham since November 2023*

Sale

of detached residence property, Park Avenue, RM14 1JS completing on 17/11/2023 at a price of £224,882. The conveyancing process incorporates some of the following tasks: sending conveyancing papers to buyers representatives, agreeing completion date with parties, preparing statement detailing charges

Disposal

of flat Fentiman Way RM11 3XY, at buying sum of £150,000. Leasehold conveyancing included: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, agreeing completion date with parties

Sale

of terraced premises, Primrose Glen, RM11 2NP completing on 14/11/2023 at a price of £440,000. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, setting up the completion formalities

Transfer

of detached residence residence, Hamilton Drive, RM3 0UU completing on 10/11/2023 at a price of £400,000. The legal transfer of property incorporates some of the following tasks: agreeing completion date with parties, preparing statement detailing charges, setting up the completion formalities

Recently asked questions about conveyancing in Cranham

I am in the process of selling my flat in Cranham and the estate agent has just text me to warn that the purchasers are swapping law firm. The reason given is that the lender will only deal with solicitors on their approved list. On what basis would a major mortgage company only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Cranham ?

Lenders 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 Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Banks justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some 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 purchasers are unlikely to have any sway in the decision.

My lawyer has identified a defect with the lease for the property we are purchasing in Cranham. The other side have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must check that the bank is willing to move forward with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with 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 conveyancer will have no choice but to discontinue acting for you.

I own a freehold house in Cranham but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Cranham and has limited impact for conveyancing in Cranham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

I am purchasing a house and require a conveyancing solicitor in Cranham who is on the Alliance & Leicester solicitor. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Cranham. We dont recommend any particular firm.

My colleague suggested that if I am purchasing in Cranham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Cranham conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Cranham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Cranham Education with maps and statistics, Local Amenities and other useful information regarding Cranham.

I have been on the look out for a leasehold apartment up to £305k and found one close by in Cranham I like with amenity areas and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Cranham for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage that many years will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

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Sample of conveyancing solicitors in Cranham regulated by the SRA

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

  • Johnson Crilly Solicitors Llp, 26 Grosvenor Gardens, Upminster, Essex, RM14 1DJ
  • Pinney Talfourd Llp, 54 Station Road, Upminster, Essex, RM14 2TU
  • Stanton & Doran, 79 Corbets Tey Road, Upminster, Essex, RM14 2AJ
  • Moss & Coleman, 170-180 High Street, Hornchurch, Essex, RM12 6JP
  • Sackvilles, 135 High Street, Hornchurch, Essex, RM11 3YJ

Residential Landlord and Tenant Conveyancing solicitors in Cranham

The list below is a small selection of solicitors in Cranham specialising in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Johnson Crilly Solicitors Llp, 26 Grosvenor Gardens, Upminster, Essex, RM14 1DJ
  • Pinney Talfourd Llp, 54 Station Road, Upminster, Essex, RM14 2TU
  • Moss & Coleman, 170-180 High Street, Hornchurch, Essex, RM12 6JP
  • Sackvilles, 135 High Street, Hornchurch, Essex, RM11 3YJ
  • Pure Law Llp, Lutea House, Warley Hill Business Park, The Drive, Great Warley, Brentwood, Essex, CM13 3BE

Domestic Licensed Conveyancers in Cranham regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Cranham but also conveyancing across England and Wales.
  • Legal Business Property Lawyers Ltd, 16 St Thomas Road, CM14 4DB

*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.