Some advice if I may. My Cranleigh conveyancer is advising me that he is legally obliged toorder Cranleigh conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is this really necessary?
You have limited options available to you. As you are taking a home loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Cranleigh conveyancing searches.
What is the first thing I need to know concerning purchase conveyancing in Cranleigh?
You may not hear this from too many lawyers but conveyancing in Cranleigh and elsewhere in Surrey is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the ownership transfer. For example, the seller, selling agent and on occasion the bank. Choosing a lawyer for your conveyancing in Cranleigh should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to protect your legal interests and to protect you.
Every so often a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your mortgage broker may try to convince you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
I know that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a property in Cranleigh? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Cranleigh?
Unless a prior purchase of the house completed post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Cranleigh to remain encouraging a chancel search and or chancel repair liability insurance.
How does conveyancing in Cranleigh differ for new build properties?
Most buyers of new build premises in Cranleigh come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Cranleigh typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cranleigh or who has acted in the same development.
Am I better off to appoint a Cranleigh conveyancing lawyer who is local to the property I am buying? An old friend can deal with the conveyancing but they are based 300miles away.
The benefit of a local Cranleigh conveyancing practice is that you can visit the firm to sign paperwork, present your identification documents and pester them if necessary. Having local Cranleigh know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must trump using an unfamiliar Cranleigh conveyancing lawyer solely due to them being local.
My partner and I today become aware that one of the partners of the conveyancing practice acting on the purchase conveyancing in Cranleigh is a relative of the owners that we are purchasing from. Is this permitted?
As long as there is no conflict of interest this is permitted. Where you are requiring a mortgage then the lender may have a say as many lenders have specific instructions concerning this. For example for HSBC as of 12/8/2025, the requirements read as follows :