My financial adviser requires my Bishops Castle lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have e-mailed my local Bishops Castle office but they don't know it.
You are best placed to get this information from your Bishops Castle conveyancer . They keep a central record lender panel numbers.
Can you help - my lawyer says that missing deeds insurance is required on my purchase. What is the level of cover for Bishops Castle conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is it the case that all Bishops Castle CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved solicitors?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I recently had an offer agreed on an apartment in Bishops Castle. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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 have todaybeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Bishops Castle for a purchase of a leasehold apartment 18 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bishops Castle conveyancing specialists.
I opted to have a survey done on a property in Bishops Castle prior to appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies tend refuse to grant a loan on this type of home.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bishops Castle. Conveyancing may be slightly more expensive based on your lender's requirements.
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Bishops Castle. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
The majority of houses in Bishops Castle are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Bishops Castle in which case you should be looking for a Bishops Castle conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I purchased a studio flat in Bishops Castle, conveyancing having been completed in 2010. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Bishops Castle with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2080
You have 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
There are a number of properties in Bishops Castle on private roads. I am acquiring such a house. Are there any advantages to purchasing a residence on a privately owned road?
Bishops Castle conveyancing solicitors will be used to conveyancing houseson private. The lawyer should investigate Land Registry data to find any rights or responsibilities. It is possible that there is a management company (wholly owned by residents) that owners pay into to maintain the road. Where one exists, the road will likely be maintained and look better than publicly owned.