We were just about to sign contracts for a garden flat in Castelnau. We encountered a stumbling block. The loan offer with The Royal Bank of Scotland expires on 4/12/2025 but the sellers are insisting on a completion date of 8/12/2025. Is it possible to prolong the loan offer?
The best person to address this question is your lawyer who will assess whether they should be discussing with the mortgage broker, owner’s solicitors, selling agents or indeed all parties given the circumstances your transaction as of today.
My Conveyancer in Castelnau is not listed on the Nottingham Building Society Conveyancing Panel. Is it possible for me to continue with my family solicitor even though they are not on the Nottingham Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Castelnau solicitors but Nottingham Building Society will need to use a solicitor on their panel. This will inevitably rack up the overall legal fees as well as cause delays.
- Choose a new practitioner to to deal with the purchase, obviously checking they are Persuade your lawyer to do everything within their powers to join the Nottingham Building Society conveyancing panel
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Castelnau. Do I collect the keys to the property on completion from my lawyer? If so, I will find a local conveyancing solicitor in Castelnau?
On the day of completion you do not need to go to the conveyancers office in Castelnau. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I have been told by my solicitor that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Castelnau?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
We have a mortgage agreed in principle with Santander. Castelnau conveyancing lawyers are instructed. How long does it take for Santander to issue the offer to the solicitor?
Some lenders take longer than others. Have Santander conducted the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
What will a local search reveal about the property we're buying in Castelnau?
Castelnau conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search plays a central part in many a Castelnau conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Castelnau is where the house is located. Is there any guidance you can give?
Flying freeholds in Castelnau are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Castelnau you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castelnau may determine 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.
What is the reason for new build conveyancing in Castelnau being more expensive?
Acquiring a brand new home is completely distinct from the standard house purchase conveyancing in Castelnau. For a start sellers normally need contracts to exchange inside a short timeframe, so there is a lot of pressure on your lawyer to ensure all is in order. Furthermore new build properties often necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.