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Find a Cross Keys Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cross Keys? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cross Keys home move at risk of delay or failure.

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Recently asked questions about conveyancing in Cross Keys

At what point will exchange of contracts occur in domestic conveyancing in Cross Keys and am I required to be at the solicitors branch?

Where you are local to one of the conveyancing solicitors in Cross Keys you are welcome to attend to sign the paperwork. However, the firms we work with offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the contract is not when everything is set in stone. A signed contract is necessary for the solicitor to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cross Keys)to be in the office at the appropriate time.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Cross Keys. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?

Given you intend to refinance then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

I am assisting my step-mother sell her property in Cross Keys. Will the conveyancer order the energy performance certificate or it is for me to coordinate?

Following the demise of HIPs, EPC’s was left as a compulsory part of selling a house. An EPC needs to be to hand prior to the property being placed on the market. This is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Cross Keys conveyancing practitioner they might be able to arrange EPC’s given their relationships with long established Cross Keys assessors

Is it the case that all Cross Keys solicitors on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

My wife and I have arranged a further advance on our home loan from Lloyds as we wish to carry out a loft conversion to our property in Cross Keys. Are we obliged to appoint a nearby Cross Keys solicitor on the Lloyds conveyancing panel to deal with the legals?

Lloyds do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

Due to the advice of my in-laws I had a survey completed on a house in Cross Keys prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not issue a loan on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cross Keys. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cross Keys to see if the conveyancing will be more expensive.

If all goes to plan we aim to complete the sale of our £225,000 garden flat in Cross Keys next Wednesday. The landlords agents has quoted £408 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Cross Keys?

Cross Keys conveyancing on leasehold apartments ordinarily involves administration charges levied by freeholders :

    Completing conveyancing due diligence enquiries Where consent is required before sale in Cross Keys Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Cross Keys leasehold property is £350. For Cross Keys conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

Leasehold Conveyancing in Cross Keys - Sample of Queries before buying

    Who is in charge of the block? Most Cross Keys leasehold apartments will be liable to pay a service charge for maintenance of the block levied by the freeholder. Where you buy the apartment you will have to meet this liability, normally quarterly during the year. This may be anything from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a exorbitant sum, say around £25-£75 but you need to check as occasionally it could be many hundreds of pounds. Are any of leasehold owners in arrears of their service charge liability?

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Find out more about how flying freehold can affect your the value of a property.