Me and my wife are acquiring a maisonette in Castle Eden. My Conveyancer has never been on on the lender conveyancing list. Can I still continue with my Castle Eden conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
Various options include
- Proceed with your existing Castle Eden solicitor but your bank will undoubtedly retain a conveyancing practitioner on their approved panel. The net result is additional charges and probable interruption.
- Appoint a fresh solicitor to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your solicitor to do everything within their powers to join the mortgage company panel of solicitors
Can your site be used to locate a Conveyancing solicitor in Castle Eden even where I’m not buying or disposing of a house, for example where I intend to buy an office in Castle Eden with a loan from Britannia?
The service is primarily utilised to locate residential conveyancing solicitors in Castle Eden but we have listed at the end of this page a few Castle Eden commercial conveyancing firms. You should make contact with the solicitors directly to check if they can also act for Britannia
Is it the case that all Castle Eden conveyancing solicitors on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
My wife and I are in the throws of looking at flats in Castle Eden and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a home loan with TSB.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are taking out a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
It is not clear whether my bank requires a lease extension. I have called into my local Castle Eden building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Castle Eden conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Your lawyer must follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Just acquired a terraced house in Castle Eden , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Castle Eden conveyancing solicitor has been very slow, so I want to be sure the post completion formalities are concluded.
As far as conveyancing in Castle Eden registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. At present roughly three quarters of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place once the buyer is living at the property so registration formalities is not usually top priority but where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
I'm buying a new build house in Castle Eden with the aid of help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about the extras as it would jeopardize my mortgage with the lender. Should I keep quiet?.
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.
My wife and I purchased a leasehold house in Castle Eden. Conveyancing and Britannia mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Castle Eden who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Castle Eden conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a basement flat in Castle Eden, conveyancing was carried out October 2011. Can you work out an approximate cost of a lease extension? Comparable flats in Castle Eden with a long lease are worth £211,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2093
You have 68 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to 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.