Please help. My Cranbrook conveyancer is advising me that she is duty bound toconduct Cranbrook conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Is this really necessary?

You have limited options available to you. As you are taking a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Cranbrook conveyancing searches.

What does my ID and proof of funds have anything to do with my conveyancing in Cranbrook? Is this really warranted?

In order to comply with Money Laundering Regulations any Cranbrook conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility account showing your correct address.

Under Money Laundering Regulations, property lawyers are required to check not just the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may lead to your lawyer terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to make a disclosure to the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

We are aiming to move house in April. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Cranbrook. Conveyancing lawyer was found prior to coming across this page.

On the day of completion you can pick up the house keys from the selling agent but this should only happen after the vendors solicitors advise the agent that they have the completion monies and the keys can be collected. Subsequently you can tell the removal company that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in choosing a residential property solicitor in Cranbrook or a solicitor with expertise in conveyancing in Cranbrook.

is it true that all Cranbrook conveyancing solicitors on the Principality conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.

How can we know in advance if a Cranbrook conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Cranbrook getting recommendations is a sensible start. 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 advise that you speak with the lawyer carrying out your conveyancing.

Due to the guidance of my in-laws I had a survey completed on a property in Cranbrook in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders tend refuse to issue a loan on such a premises.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cranbrook. Conveyancing may be slightly more expensive based on your lender's requirements.

I only have 72 years unexpired on my flat in Cranbrook. I now want to extend my lease but my freeholder is missing. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have done all that could be expected to find the landlord. For most situations a specialist would be useful to carry out a search and prepare an expert document which can be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Cranbrook.

I invested in buying a split level flat in Cranbrook, conveyancing formalities finalised May 1999. How much will my lease extension cost? Corresponding flats in Cranbrook with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2077

You have 51 years left to run the likely cost is going to range between £30,400 and £35,200 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.