My husband and I are purchasing a 2 bedroom flat in Cranfield with a mortgage. We have a Cranfield solicitor, but the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Cranfield conveyancing practitioner as well as pay for one of their panel firms to act for them. This seems very unfair; are we not able to require that the bank use our Cranfield solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Cranfield conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I have recently appointed a conveyancing solicitor in Cranfield. I I would like to check if they are on the Leeds Building Society approved list of lawyers. Can you advise?
The first thing to do is phone your lawyer and enquire whether they can act for the bank. Otherwise please get in touch with Leeds Building Society who may be able to confirm.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Cranfield?
Many commercial conveyancing solicitors in Cranfield will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Cranfield. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cranfield.
For every commercial conveyancing transaction in Cranfield it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Cranfield commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cranfield.
How does conveyancing in Cranfield differ for new build properties?
Most buyers of new build residence in Cranfield contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Cranfield typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cranfield or who has acted in the same development.
What does commercial conveyancing in Cranfield cover?
Non domestic conveyancing in Cranfield incorporates a wide array of services, supplied by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.