We are buying a property and require a conveyancing solicitor in Cranbrook who is on the Santander solicitor panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Cranbrook.

Do I need to visit the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Cranbrook so that I can pop in to their offices if required.

Nowadays approved lawyers for lenders conduct their work through the post, e-mail or over phone calls. This enables them to conduct the conveyancing transaction regardless of where you live in England or Wales. However you can check if you have the option of attending the offices of your conveyancing lawyer if needed.

Given that I am about to spend hundreds of thousands of pounds on a property in Cranbrook I wish to talk to a lawyer regarding thehouse move ahead of instructing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Cranbrook.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Cranbrook should be the amount on the final invoice that you are charged.

I am attracted to a two apartments in Cranbrook which have in the region of fifty years left on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and it becomes more expensive to acquire a lease extension. This is why it is advisable to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this arena.

Leasehold Conveyancing in Cranbrook - Examples of Questions you should ask Prior to Purchasing

How much is the ground rent and service charge? Most Cranbrook leasehold apartments will incur a service bill for maintenance of the building levied on behalf of the freeholder. If you acquire the property you will have to pay this liability, usually periodically accross the year. This may be anything from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge for you to pay yearly, this is usually not a large amount, say around £25-£75 but you should to check it because sometimes it can be many hundreds of pounds. What is the name of the managing agents?

My wife and I about to exchange on the purchase a property in Cranbrook but as a consequence of damage from the recent storms I have negotiated compensation from the vendor of five thousand pounds by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet the bank will not permit this. Should they have been notified?

Your lawyer being on the bank approved list is obliged to advise the mortgage company of any variations to the purchase amount. If you did not allow your conveyancer to report the price change to your lender then they would have to disinstructing themselves from acting for you and the lender.