We see that you have a post code search directory identifying solicitors on the Skipton conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Cranleigh?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cranleigh.
Do the Building Society Association intend to launch a searchable register to list law firms on the Coventry BS conveyancing panel for example in Cranleigh?
Lexsure has not been advised of any plans on the part of the BSA to promote such a register.
Can I be sure that the Cranleigh conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Cranleigh obtaining recommendations is a good start. 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 which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.
We expect to receive a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Cranleigh solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cranleigh solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Cranleigh bank branch on numerous occasions and was told they are content with the situation and they will lend. My Cranleigh conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their published requirements. Who do I believe?
Your lawyer must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
In searching the web for the term conveyancing in Cranleigh it brings up many solicitorslocally. With so much choice what is the best way to find the right solicitor for the sale of my house?
The ideal method of finding the right conveyancer is through a trusted recommendation, so ask friends and relatives who have acquired a property in Cranleigh or the reputable estate agent or mortgage broker. Charges for conveyancing in Cranleigh differ, so it's sensible to request at least four quotes from different law firms. Dont forget to clarify that the charges are assured not to increase.
Do you have any top tips for leasehold conveyancing in Cranleigh from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Cranleigh can be reduced where you get in touch lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the buyers’ lawyers. If you hold a share in a the freehold, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate can be a lengthy formality and slows down many a Cranleigh home move. Where a new share certificate is necessary, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. The majority of freeholders or managing agents in Cranleigh levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Cranleigh. Some Cranleigh leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.
Cranleigh Conveyancing for Leasehold Flats - Examples of Queries before buying
-
The best form of lease arrangement is a share of the freehold. In this scenario the tenants have being in charge if their destiny and notwithstanding that a managing agent is often retained if the building is larger than a house conversion, the managing agent retained by the leaseholders. Generally speaking the cost for major works are not wrapped into the service charges, although a few managing agents in Cranleigh obliged leasehold owners to contribute towards a reserve fund created for the specific purpose of building a fund for major repairs or maintenance. Is there a share of the freehold?
I have chosen a Cranleigh conveyancing solicitor for our house purchase (FTB’s) and have picked up in the engagement letter that they are not covered by the FCA. Am I right to be worried or is that usually the case with solicitor?
We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the SRA, who set strict obligations in relation to monies deposited by them.