I am in the process of selling my house in Caister On Sea and the EA has just e-mailed to advise that the buyers are appointing a new solicitor. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Caister On Sea ?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lenders justify this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Caister On Sea. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/7/2025, the requirements read as follows :
Me and my partner are purchasing a house in Caister On Sea. I might seem paranoid but how we can trust a solicitor? At some point we will need to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am planning to move home in September. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Caister On Sea. Conveyancing lawyer was organised before I stumbled across this website.
On the day of completion you can pick up the house keys from the property agent but this should only take place when the previous owners solicitors inform the agent that the monies to complete are in and the keys can be released. After that you will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a residential property solicitor in Caister On Sea or a lawyer that specialises in conveyancing in Caister On Sea.
I have paid off my mortgage with Clydesdale. I assume I don't need a Caister On Sea property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Caister On Sea I like with amenity areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Caister On Sea in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I am looking into buying my first house which is in Caister On Sea and I am already nervous. I couldn't find anything specific about Caister On Sea. Conveyancing will be needed in due course but do you know about the Caister On Sea area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Caister On Sea. In the meantime here are some basic statistics that we found
Am I best advised to use a Caister On Sea conveyancing solicitor in close proximity to the house I am buying? An old friend can handle the conveyancing however they are based over three hundred miles away.
The primary upside of using a high street Caister On Sea conveyancing firm is that you can pop in to execute documents, present your ID and pester them if necessary. Having local Caister On Sea know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were happy that should outweigh using an unfamiliar Caister On Sea conveyancing solicitor solely due to them being round the corner.