It is is a decade since I purchased my house in Castle Eden. Conveyancing solicitors have now been appointed on the sale but I am unable to find the deeds. Will this cause complications?
Don’t worry too much. First the deeds may be retained by the mortgage company or they could be in the possession of the lawyers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Castle Eden relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
After reviewing consumer advice sites for an affordable solicitor in Castle Eden, most comment that I should use a CQS kitemarked lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes through the scheme protocol the standard includes numerous partnerships who perform conveyancing in Castle Eden.
We previously selected conveyancing lawyers with offices in Castle Eden on the Principality solicitor approved list. They have just billed me a further charge for dealing with the Principality mortgage. Is this an additional conveyancing fee set by Principality?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not dictated by Principality but by your Castle Eden conveyancer. Plenty of firms on the Principality panel will quote an ‘acting for lender’ fee and others do not.
Can I be sure that the Castle Eden conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Castle Eden obtaining recommendations is a good starting point. 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.
At last I have had an offer on a flat in Castle Eden accepted, but there is a chain. The vendors have put an offer on on an apartment, but it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Castle Eden. What should be my next step? When do I get the mortgage application with Yorkshire BS going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Castle Eden conveyancing search fees, etc). First, you should check that your conveyancing practitioner is on the Yorkshire BS approved list. As to the next steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a hot market many purchasers would apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with the conveyancing in Castle Eden.
Just acquired a semi-detached house in Castle Eden , how long will it take for the Land Registry to register my title? My Castle Eden conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.
There is nothing unique when it comes to conveyancing in Castle Eden registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place after the purchaser is living at the premises so post completion formalities is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a property in Castle Eden before instructing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Castle Eden. Conveyancing will be smoother if you use a solicitor in Castle Eden especially if they are familiar with such properties in Castle Eden.
I have been told by many friends that it may take 6-8 weeks for Castle Eden conveyancing to complete.This was a month ago. The draft contract was only received from the vendors property lawyer last week so does the clock start running now?
You should be realistic about timelines. Moving home in Castle Eden takes on average about ten weeks. This time period is not due to conveyancing practitioner being slow and willfully delay matters. The level of money involved in purchasing any property is so high, the buyer’s property lawyer needing to carry out a wide range of enquiries, searches and further checks to protect the purchaser and their lender (if there is to be a home loan) from expensive, avoidable problems. These investigations involves obtaining information from various third parties, for example other property lawyer, local councils, private companies, mortgage companies. Many of these are well organised. Plenty are not. And remember, no matter how quickly your solicitor do their work, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are up to speed.