We chose a high street firm for my conveyancing in Castelnau today. Looking through the Terms and Conditions I seewe are liable for fees even if the sale aborts. Should I go with them or appoint a web based solicitor practice who offer no completion no charge conveyancing in Castelnau?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to neutralise those cases that do not go ahead. Dont forget that such schemes rarely protect you from expenses such as Castelnau conveyancing search charges.
Our god-son is purchasing a new build apartment in Castelnau with a home loan from TSB. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather appoint a Castelnau based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" incentive. Call the lender to ask if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Castelnau.
I am helping my aunt sell her property in Castelnau. Will the conveyancer arrange the EPC or do I organise this?
After the demise of Home Packs, energy assessments was maintained a compulsory component of selling a property. An EPC should be to hand in advance of the property being advertised. This is not something that conveyancers normally arrange. If you are using a Castelnau conveyancing practitioner they may help arrange energy performance certificates given their relationships with reputable local assessors
We previously instructed conveyancers with offices in Castelnau on the Yorkshire BS solicitor panel. They are now charging me a separate sum for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This fee is not dictated by Yorkshire BS but by your Castelnau conveyancer. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I have instructed a Castelnau solicitor having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Castelnau surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Castelnau. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Castelnau
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared.
My husband and I are planning to purchase a three room first floor flatin Castelnau with a residential mortgage from a mortgage company. We would like to retain our lawyer in Castelnau however our mortgage company says he's not listed on their "panel". Apparently we need to choose one of the our bank panel solicitors or keep our Castelnau solicitor and pay for one of their panel ones to represent our bank. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The lender mortgage issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most lenders had open panels, including most conveyancing solicitors in Castelnau : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your bank.