It is a dozen years since I acquired my home in Castle Cary. Conveyancing lawyers have just been instructed on the sale but I can't find my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Castle Cary involves registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
What is the optimum way to find out if the solicitor handling my conveyancing in Castle Cary is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £175.00 in supplemental conveyancing costs.
Please do take advantage of the search tool on this page. Please choose the lender and type ‘Castle Cary’ or your preferred area and you will see a number of lawyer located in Castle Cary or nearest you.
I am assisting my niece sell her property in Castle Cary. Will the conveyancing solicitor arrange an energy assessment or it is for me to see to?
After the demise of Home Information Packs, energy performance certificates remained a compulsory part of selling a house. An energy assessment needs to be commissioned in advance of the property being placed on the market. It is not as aspect of the sale process that conveyancers ordinarily organise. If you are instructing a Castle Cary conveyancing solicitor they may be willing to arrange EPC’s due to their relationships with reputable Castle Cary providers
I had a mortgage agreed in principle with Coventry BS. Castle Cary conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS completed the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I currently have a mortgage with UBS for my property in Castle Cary. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
UBS must be informed of your intention prior to renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Castle Cary I like with open areas and railway links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Castle Cary suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Back In 2007, I bought a leasehold flat in Castle Cary. Conveyancing and Nationwide Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Castle Cary who previously acted has now retired. Do I pay?
First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Castle Cary conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 1st floor flat in Castle Cary, conveyancing formalities finalised in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Castle Cary with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2096
With just 70 years left to run the likely cost is going to range 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 cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
I see that you have a search directory listing firms on the mortgage company conveyancing panel. Do Castle Cary conveyancing firms pay you a commission if I instruct them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Castle Cary.