We are buying a flat and need a conveyancing solicitor in Cranleigh who is on the UBS approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Cranleigh.

I have been told by my solicitor that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Cranleigh?

The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.

My husband and I are in the throws of looking at apartments in Cranleigh and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I intend to finance via a mortgage with Bank of Ireland.

It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being a right pain. The Cranleigh solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Cranleigh differ for newly converted properties?

Most buyers of new build premises in Cranleigh approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Cranleigh usually 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 Cranleigh or who has acted in the same development.

What tools are available to identify a Cranleigh solicitor on the Godiva Mortgages Ltd conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the conveyancer.

You can use the search on this page. Please pick a lender and your location and you will see a number of Cranleigh conveyancing lawyers based on proximity. We have detailed some Cranleigh conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Godiva Mortgages Ltd member panel

What makes a Cranleigh lease problematic?

Leasehold conveyancing in Cranleigh is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall A duty to insure the building

You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Coventry Building Society, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.

Cranleigh Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

If a Cranleigh lease has fewer than 80 years it will have adverse implications on the salability of the apartment. It is worth checking with your mortgage company that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will probably need a lease extension sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you would need to own the premises for a couple of years before you are entitled to extend the lease. For most Cranleigh leaseholds the outlay for major works are not built into the service charges, albeit that a few managing agents in Cranleigh require tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.