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Find a Cranbrook Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Cranbrook

Completed the sale of my flat in Cranbrook last November yet the purchaser is telephoning me to moan that their conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?

After completion of your sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also evidence that the mortgage has been discharged to the purchasers lawyers. There are no post completion requirements just for conveyancing in Cranbrook.

My bid for a property was accepted at auction in Cranbrook. Conveyancing is necessary. What are my next steps?

Now that you have for in every practical sense signed on the dotted line you now have to instruct a conveyancing solicitor quickly as you are facing a pending a drop dead date to complete the transaction. Every auction property will ordinarily have a bespoke legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must give this to the solicitor instructed by you ASAP. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.

When it comes to lenders such as Virgin Money, do Cranbrook lawyers have to pay a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I have paid off my mortgage with Barclays. I assume I don't need a Cranbrook conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Barclays has sent the Land Registry the discharge electronically, and
  3. Barclays has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Barclays mortgage has been paid off.

It has been three months following my purchase conveyancing in Cranbrook took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 property 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.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Cranbrook I like with a park and station nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Cranbrook in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I am an executor of my recently deceased mum’s Will, with a property in Cranbrook which is to be marketed. The house has never been registered at the Land Registry and I'm told that many EAs will insist that it is completed before they will move forward. What's the procedure for this?

In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.

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