lenderpanel

Find a Cannock Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cannock? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cannock home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cannock conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Cannock

I am approaching an exchange on a flat in Cannock and my parents have transferred the ten percent deposit to my solicitor. I am now informed that as the deposit has been received from someone other than me my lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The lawyer is obliged to check with lender to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

The Cannock conveyancing solicitors that I appointed last week on my purchase in Cannock have suddenly shut down. They were on acting for me because I needed a solicitor on the HSBC conveyancing panel and my family Cannock lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

We are selling our home in Cannock and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Cannock conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Cannock. Having lived in Cannock for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

It has been four months following my purchase conveyancing in Cannock concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I only have 72 years unexpired on my lease in Cannock. I am keen to extend my lease but my landlord is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. On the whole a specialist would be useful to conduct investigations and prepare a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Cannock.

I own a split level flat in Cannock, conveyancing was carried out 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Cannock with an extended lease are worth £260,000. The ground rent is £45 per annum. The lease terminates on 21st October 2098

With just 74 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

Last updated

Find out more about how flying freehold can affect your the value of a property.