My IFA says he needs my Cranleigh law firm’s panel reference for the Nationwide conveyancing panel. How do I discover this. I have contacted my local Cranleigh branch but they cant find it on their system.
You are best placed to get this information from your Cranleigh conveyancing practitioner . They keep a central record lender panel numbers.
I had intended to instruct a conveyancing solicitor in Cranleigh for our home move. Our financial adviser informed us that our mortgage company National Westminster Bank won't deal with them. Surely this is unfair competition?
A lender will require a panel solicitor act for it. Borrowers are expected to meet the charges for this. Do use our directory service to get a quote from a solicitor to carry conveyancing in Cranleigh on the National Westminster Bank conveyancing panel.
How does conveyancing in Cranleigh differ for newly converted properties?
Most buyers of new build residence in Cranleigh contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Cranleigh usually 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 property lawyers 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 used to new build conveyancing in Cranleigh or who has acted in the same development.
My husband and I are new on the property ladder - had an offer accepted, yet the selling agent has warned us that the seller will only go ahead if we instruct the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Cranleigh
It is improbable the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to appoint your preferred Cranleigh conveyancing firm - rather thanthe ones that will give their estate agent a introducer fee or achieve conveyancing thresholds set by corporate headquarters.
I am employed by a long established estate agent office in Cranleigh where we have witnessed a number of leasehold sales derailed as a result of short leases. I have been given contradictory information from local Cranleigh conveyancing firms. Please can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I inherited a leasehold flat in Cranleigh, conveyancing was carried out 4 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Cranleigh with an extended lease are worth £227,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2090
With just 72 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.