The Cranford conveyancing firm handling our Cranford conveyancing has identified an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he needs to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach legitimate?

Your must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am close to exchanging contracts on the sale of our house in Cranford and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Cranford lawyer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Cranford. Having lived in Cranford for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

The estate agent has sent us the confirmation of our purchase of a new build flat in Cranford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cranford

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

As co-executor for the will of my aunt I am disposing of a residence in Cardiff but live in Cranford. My lawyer (based 300 miles from meneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Cranford to witness and place their company stamp on the document?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Cranford based

Online research suggests that Cranford solicitors are more expensive than licensed conveyancers in Cranford when it comes to buying a property. So is it better if I use a conveyancer or a solicitor if I am buying for my home move in Cranford.

When it comes to conveyancing in Cranford the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.