Can I use your services to find a Conveyancing solicitor in Cranford even if I’m not buying or disposing of a house, for instance if I want to acquire a shop in Cranford with a mortgage from Bank of Scotland?

Our comparison service is mainly there to select residential conveyancing solicitors in Cranford but we have recorded at the bottom of this page some Cranford commercial conveyancing firms. You should enquire with the company directly to see if they can also act for Bank of Scotland

Have just purchased a probate house at auction in Cranford. Conveyancing is required. What happens now?

Given that you have now to in every practical sense signed on the dotted line you must retain a conveyancing practitioner as a matter of urgency as you are facing a pending deadline in which to complete the conveyancing. All auction property will have an associated legal set of papers. This will include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

When it comes to lenders such as Co-operative, do Cranford conveyancers incur a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I recently had an offer agreed on an apartment in Cranford. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £175. A few days later, the conveyancing practitioner called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Arc property Solicitors several years past for my conveyancing in Cranford. Now, I need my files but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cranford of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build apartment in Cranford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cranford

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

How and when do I incur the Stamp Duty Land Tax chargeable for my Cranford flat purchase?

Most solicitors tend to fill out a Land Transaction Return Form for you during your Cranford purchase transaction for you to sign. On completion your property lawyer will submit your STL Return Form to the Tax Authorities and - assuming they have the funds - discharge any Stamp Duty payable for you.