Am I correct in assuming that the fact that my conveyancer in Castle Eden is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Castle Eden conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am acquiring a house mortgage free in Castle Eden. I have been residing for the previous dozen years in Castle Eden. Conveyancing searches are exorbitant. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then all but one or two of the Castle Eden conveyancing searches are optional. Your lawyer will 'advise', perhaps strongly, that you should have searches completed, but he is duty bound to do this. One thing to consider; if you are likely to dispose of the house one day, it may be of interest to your prospective purchaser what the searches disclose. Sometimes properties with apparent issues can still throw up negative search results. A competent conveyancing solicitor in Castle Eden will provide you some sensible guidance in this regard.
Can your site be used to recommend a Conveyancing solicitor in Castle Eden even where I’m not purchasing or selling a house, for example where I want to acquire a shop in Castle Eden with a loan from Godiva Mortgages Ltd?
Our comparison service is predominantly utilised to locate domestic conveyancing solicitors in Castle Eden but we have recorded at the bottom of this page a few Castle Eden commercial conveyancing firms. You should enquire with the firm directly to establish if they can also act for Godiva Mortgages Ltd
I have a semi-detached Victorian property in Castle Eden. Conveyancing lawyer acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Castle Eden and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the purchase.
Due to the guidance of my in-laws I had a survey completed on a property in Castle Eden prior to appointing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to issue a loan on such a premises.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can look into this further with 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 can be more complicated and therefore you should check with your conveyancing solicitor in Castle Eden to see if the conveyancing costs will increase in light of this.
Should I be concerned about estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Castle Eden conveyancing practice?
As is the case with lots of professional services, often input from family and friends can be worth their weight in gold. Yet there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward conveyancers to use. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. You need to be aware that most banks have an approved list of conveyancers you have to use for the lender aspect of your conveyancing.