We were just about to sign contracts for a leasehold flat in Cranfield. We encountered a snag. The loan offer with Lloyds TSB Bank expires on 15/4/2021 but the vendors are insisting on a completion date of 19/4/2021. Is it possible to extend the loan expiry date?
The person best placed to address this concern is your conveyancer who will hopefully assess whether they corresponding with the lender, vendor’s representatives, estate agents or conceivably all parties taking into account what has happend in your conveyancing to date.
There are plenty of conveyancing solicitors in Cranfield but how do I know who's good?
We would encourage you not to go for the lowest Cranfield conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am assisting my niece sell her flat in Cranfield. Will the conveyancing solicitor commission an EPC or should I organise this?
Following the demise of HIPs, energy assessments was left as a compulsory part of moving property. An energy performance certificate must be commissioned before the property is marketed. It is not a task that lawyers ordinarily arrange. If you are instructing a Cranfield conveyancing solicitor they may be willing to arrange EPC’s given their contacts with reputable local accredited person
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Cranfield solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have come across warn that are the primary reason for hinderance in Cranfield conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Cranfield.
Due to the encouragement of my in-laws I had a survey completed on a house in Cranfield in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders may not issue a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different requirements from Halifax. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cranfield. Conveyancing may be slightly more expensive based on your lender's requirements.
What are the distinct benefits to choosing a high street conveyancing practitioner in Cranfield
Lots of house movers in Cranfield select a nearby high street solicitor so that they can visit if they have problems, and to execute paperwork rather than run the risk of depending on the post.
We would say that there is a distinct edge when opting for a solicitor local to a premises you are buying, due to the familiarity of the region and potential local concerns - but this is debatable. The majority of conveyancers conduct their communications online and could be based anywhere.