My mortgage broker has asked me for my Cranham law firm’s panel reference for the Santander conveyancing panel. What is the best way to obtain this. I have tried my local Cranham office but they have not responded to me.

You are best placed to get this information from your Cranham property lawyer . Most Cranham conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I purchased a freehold property in Cranham but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Cranham and has limited impact for conveyancing in Cranham 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 creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Cranham?

Unless a previous acquisition of the premises completed post 12 October 2013 you could expect lawyers handling conveyancing in Cranham to continue to propose a a chancel search and or chancel repair liability policy.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Cranham is where the house is located. Can you offer any opinion?

Flying freeholds in Cranham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cranham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am looking to sell my property. My past lawyers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Cranham if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Cranham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.