I am in the process of selling my maisonette in Cranfield and the EA has just called to say that the purchasers are appointing a new property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their approved list. Why would a big named mortgage company only work with specific law firms rather the firm that they want to select to handle their conveyancing in Cranfield ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

I have given 8 weeks notice to my existing landlord and have to leave my rented apartment in Cranfield by the end of next month. Conveyancing on my purchase has just started. How realistic is it to complete in six weeks as don't want to have to move into short term accommodation?

It is unwise to serve notice for your tenancy unless your lawyer suggests that you should. If you have not already done so, notify to your solicitor and request that they cajole the owners side, try to get a realistic time scale from them that everyone will aim to achieve

My property lawyer in Cranfield is not listed on the Barclays Approved Panel. Is it possible for me to use my prefered solicitor even though they are not on the Barclays panel?

Your options are as follows:

1. Complete the purchase with your preferred Cranfield solicitors but Barclays will need to instruct a conveyancer on their panel. This will inevitably rack up the overall legal fees and cause frustration.
2. Find an alternative lawyer to to deal with the conveyancing, remembering to check they are Persuade your conveyancer to use their best endeavours to join the Barclays conveyancing panel

Should I be suspicious by brokers that I am dealing with are recommending an internet conveyancing firm rather than a local Cranfield conveyancing practice?

As with lots of professional services, often input from connections can be extremely useful or valuable. Nevertheless there are many people with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all recommend conveyancers to instruct. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to appoint your preferred conveyancer. However, bear in mind that some banks specify a panel list of lawyers you are obliged to use for the mortgage aspect of your home move.

I am on look out for some leasehold conveyancing in Cranfield. Before diving in I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Cranfield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Cranfield - A selection of Queries before Purchasing

Are any of leasehold owners in dispute over their service charge liability? You should be aware if it is fewer than eighty years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Cranfieldlease extensions you would be required to have owned the residence for a couple of years before you are legally able to extend the lease. Its a good idea to find out as much as you can about the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues like the cleanliness of the communal areas. You should not be afraid to ask other tenants what they think of their management. In conclusion, be sure you know the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes.