My husband and I are looking to buy a home in Cranham and have instructed a Cranham conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Platform Home Loans Ltd have this afternoon contacted us to inform me that they have now hit a problem as our Cranham solicitor is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Cranham lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I have given 8 weeks notice to my current landlord and have to leave my rented apartment in Cranham by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not give notice on a rental unless exchange of contracts has taken place. Assuming that you have not already done so, contact to your conveyancer and ask them to they chase the other lawyers, try to get a realistic time scale from them that everyone will aim to achieve
We see that you have a search directory identifying firms on the RBS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Cranham?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cranham.
I have been referred to a conveyancing solicitor in Cranham. I need to find out if they are on the Barclays approved list of lawyers. Could you advise?
The first thing to do is call your solicitor and ask them whether they are on the lender panel. Otherwise please get in touch with Barclays who may be able to assist.
A relative advised me 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 sometimes included in the estimate for your Cranham conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Cranham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Cranham Education with plans and statistics, Local Amenities and other useful information concerning Cranham.
We're new to the buying process - agreed a price, yet the estate agent advised that the owners will only go ahead if we appoint the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Cranham
We suspect that the seller is unaware of this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted Cranham conveyancing lawyers - as opposed tothe ones that will earn their estate agent a kickback or hit his conveyancing figures set by senior management.