I am due to complete buying a property in Cranfield but as a result of wreckage from the recent storms I have managed to agree recompense from the current proprietors of £2k by way of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however RBS will not agree to this. Why were they approached?

Your lawyer being on a RBS approved list is obliged to disclose to RBS of any changes to the sale price. If you were to refuse your property lawyer to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new property lawyer for your conveyancing in Cranfield.

It is a dozen years since I purchased my home in Cranfield. Conveyancing lawyers have recently been instructed on the sale but I can't find my title documents. Will this cause complications?

You need not be too concerned. Firstly there is a possibility that the deeds will be with the mortgage company or they may stored with the conveyancers who oversaw your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Cranfield relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Cranfield. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 30/4/2024, the requirements read as follows :

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Cranfield is where the house is located. Can you shed any light on this issue?

Flying freeholds in Cranfield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cranfield you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

What are the common problems that you witness in leases for Cranfield properties?

Leasehold conveyancing in Cranfield is not unique. Most leases are individual and drafting errors can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall

You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Barnsley Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

Cranfield Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

It is important to be aware whether a new roof is being put on or some other significant cost is anticipated that will be shared amongst the leasehold owners and may well materially impact the level of the service fees or require a specific payment. Where a Cranfield lease has fewer than 80 years it will impact the value of the apartment. Check with your lender that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the premises for a couple of years in order to be eligible to extend the lease. The answer will be important as a) areas could cause problems for the building as the common areas may start to deteriorate where maintenance remain unpaid b) if the tenants have a dispute with the managing agents you will need to have all the details