How up to date is your database of Cranfield solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?
Cranfield conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I own a renovated Georgian property in Cranfield. Conveyancing practitioner acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Yorkshire Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cranfield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who carried out the work.
How does conveyancing in Cranfield differ for newly converted properties?
Most buyers of new build property in Cranfield approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Cranfield typically acquire the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Cranfield or who has acted in the same development.
Am I best advised to appoint a Cranfield conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can execute the legal work however her office is approximately 350kilometers away.
The primary upside of using a high street Cranfield conveyancing practice is that you can visit the firm to sign documents, deliver your ID and pester them where appropriate. Having local Cranfield know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must outweigh using an unknown Cranfield conveyancing solicitor just because they are based in the area.
I want to let out my leasehold flat in Cranfield. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
A small minority of properties in Cranfield do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Cranfield Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
It would be sensible to investigate if there are any onerous prohibitions in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Cranfield. If you love the propertyin Cranfield but your dog is not allowed to move with you then you will be presented with a hard choice. It would be prudent to discover as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to every day matters such as the upkeep of the common parts. Enquire of other tenants if they are happy with their service. Finally, investigate as to the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. The answer will be useful as a) areas could result in problems for the building as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to know about it