I had intended to instruct a property lawyer in Cranford for our home move. Our broker informed us that our bank Bank of Scotland won't deal with them. Surely this is unfair competition?

A mortgage company can require a panel solicitor act for it. You would be liable to bear the charges for this. Try using our search facility to locate a solicitor to conduct conveyancing in Cranford on the Bank of Scotland approved list of solicitors.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial property in Cranford?

Its becoming the norm that commercial conveyancing solicitors in Cranford will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Cranford. The report sets out definitive information 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 Cranford.

For every commercial conveyancing transaction in Cranford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Cranford commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Cranford.

How does conveyancing in Cranford differ for new build properties?

Most buyers of new build premises in Cranford approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Cranford typically purchase 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 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 accustomed to new build conveyancing in Cranford or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Cranford is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cranford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cranford you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranford may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What are your top tips when it comes to appointing a Cranford conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Cranford conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Cranford conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

How many lease extensions has the firm completed in Cranford in the last 12 months? How familiar is the firm with lease extension legislation?

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Cranford conveyancing firm to help?

Most certainly. We can put you in touch with a Cranford conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Cranford residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired term was 69 years.