I can't travel far from Castle Cary. Is there a reason why all Castle Cary conveyancers are not on all lender panels?
As inequitable as it may seem for lenders to limit who can act for them, from the public’s or solicitor’s perspective, the the contrary view is that mortgage companies are increasingly anxious and feel it vital to defend themselves from mortgage fraud. As a result of this concern banks have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.
Can conveyancing in Castle Cary to be finalised in under 10 days?
In a situation where you are under pressure for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will benefit local contacts and knowledge. It is even conceivable that they may have handled otherhomes in the same road. Therefore consider using a Castle Cary conveyancing firm. Second, check that the lawyer is on the member panel. It is believed that nearly one in five of Castle Cary conveyancing deals are delayed or jeopardised after finding out that a purchaser’s solicitor was not on their mortgage lender’s list of approved solicitors. This can often result in the home move being frustrated by almost three weeks. It is understood that this issue impacts approximately one hundred thousand home moves annually. Most Castle Cary conveyancing firms can not act for certain lenders so do check at the outset.
The Castle Cary conveyancing firm that I appointed last week on my purchase in Castle Cary have suddenly shut down. They were on acting for me because I had to have a solicitor on the Santander conveyancing panel and my previous Castle Cary lawyer was not. I paid them funds on account. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Should our lawyer be raising questions regarding flooding during the conveyancing in Castle Cary.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Castle Cary. There are those who purchase a house in Castle Cary, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Castle Cary. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to determine if the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could commence a legal claim for losses resulting from an misleading answer. A buyer’s lawyers will also commission an environmental search. This will indicate if there is a recorded flood risk. If so, more detailed inquiries should be carried out.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Castle Cary and how can your lawyers assist?
The 1954 Act affords a safeguard to business lessees, granting the a statutory right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Castle Cary
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £450,000 apartment in Castle Cary next Tuesday. The landlords agents has quoted £336 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Castle Cary?
For the majority of leasehold sales in Castle Cary conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering pre-exchange enquiries
Where consent is required before sale in Castle Cary
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Castle Cary Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
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The prefered form of lease arrangement is a share of the freehold. In this arrangement the lessees enjoy being in charge if their destiny and although a managing agent is often retained where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Generally speaking the cost for major works are not built into the maintenance charges, although some managing agents in Castle Cary require leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Its a good idea to find out as much as possible concerning the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to daily issues like the cleanliness of the common parts. Enquire of other people whether they are happy with them. On a final note, find out the dates that the service charges are due to the managing agents and specifically how they are spending that money.