I can't travel far from Crews Hill. Is there a reason why all Crews Hill lawyers are not on all mortgage company panels?

Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders culling a number of firms from their official list of approved conveyancing practitioners .

I purchased a freehold premises in Crews Hill yet pay rent, why is this and what is this?

It is rare for properties in Crews Hill and has limited impact for conveyancing in Crews Hill but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

Are all Crews Hill Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved solicitors?

It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

When it comes to lenders such as Aldermore, do Crews Hill property lawyers have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Can I be sure that the Crews Hill conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Crews Hill seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.

How does conveyancing in Crews Hill differ for newly converted properties?

Most buyers of new build premises in Crews Hill contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Crews Hill usually purchase the land, 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 Crews Hill or who has acted in the same development.

I opted to have a survey done on a property in Crews Hill in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will refuse to issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Crews Hill. Conveyancing may be slightly more expensive based on your lender's requirements.