I am assisting my step-mother sell her property in Castle Cary. Will the conveyancing solicitor arrange an energy performance certificate or do I organise this?
Following the abolition of HIPs, energy performance certificates was maintained a required element of moving house. An energy performance certificate should be to hand before the property is marketed. It is not as aspect of the sale process that law firms normally arrange. If you are using a Castle Cary conveyancing practitioner they might help arrange energy assessments given their relationships with reputable local energy assessors
We previously selected solicitors locally in Castle Cary on the TSB solicitor panel. They are now charging me a separate charge for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not dictated by TSB but by your Castle Cary solicitor. Plenty of firms on the TSB panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
How can we tell if a Castle Cary conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Castle Cary seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in Castle Cary 4 years ago are no longer around. What do I do?
You no longer need to hold title deeds to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I am purchasing a new build house in Castle Cary with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this deal as it would put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Castle Cary and how can your lawyers assist?
The 1954 Act provides a safeguard to business lessees, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Castle Cary
Can you offer any advice when it comes to choosing a Castle Cary conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Castle Cary conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Castle Cary conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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Can they put you in touch with clients in Castle Cary who can give a testimonial? What volume of lease extensions have they completed in Castle Cary in the last year?
I purchased a basement flat in Castle Cary, conveyancing formalities finalised in 2003. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Castle Cary with a long lease are worth £211,000. The ground rent is £50 per annum. The lease runs out on 21st October 2094
You have 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
We had our home loan approved on Tuesday with our bank. We have retained a high street conveyancer in Castle Cary two days ago. Today, our mortgage adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the bank had some control over our choice Is this allowed?
You can actually use any conveyancing solicitor you prefer to instruct including the said conveyancer in Castle Cary nevertheless if they are not on the your lender's approved list you will have to incur an extra fee so the mortgage company can instruct their own lawyers. It may be conceivable that your preferred conveyancing firm to get added to the lender panel. Do make the most of web-based tools including lenderpanel.com to find a conveyancing solcitor in Castle Cary on the mortgage company panel. You can go into your local bank branch in Castle Cary. They will know some good conveyancing solicitors in Castle Cary on the approved list.