Find a Crabtree Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Crabtree

I am in the process of selling my maisonette in Crabtree and the EA has just called to advise that the purchasers are swapping solicitor. The excuse is that the mortgage company will only work with solicitors on their approved list. On what basis would a big named lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Crabtree ?

Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

Will my conveyancer be raising enquiries about flooding during the conveyancing in Crabtree.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Crabtree. There are those who buy a house in Crabtree, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a number of searches that can be carried out by the buyer or by their conveyancers which will give them a better understanding of the risks in Crabtree. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer could issue a compensation claim resulting from an incorrect reply. A buyer’s conveyancers will also carry out an enviro search. This will indicate whether there is any known flood risk. If so, more detailed investigations will need to be conducted.

I am purchasing a new build house in Crabtree benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about this side-deal as it may affect my mortgage with HSBC Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey carried out on a house in Crabtree before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend not issue a loan on such a premises.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Crabtree. Conveyancing will be smoother if you use a solicitor in Crabtree especially if they regularly deal with such properties in Crabtree.

My husband and I are first time buyers - agreed a price, but the selling agent advised that the owners will only issue a contract if we appoint the agent's preferred conveyancers as they want an ‘expedited deal’. We would rather use a local solicitor who is familiar with conveyancing in Crabtree

We suspect that the owner is unaware of this requirement. If they want ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the vendors directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Crabtree conveyancing lawyers - as opposed tothe ones that will give the estate agent a kickback or achieve conveyancing thresholds set by HQ.

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