Me and my partner are buying a ground floor flat in Castle Vale. My Conveyancer is not listed on the lender solicitor list. Can I still continue with my Castle Vale conveyancing solicitor even though they are not on the mortgage company panel?
Your options include
- Carry on with your existing Castle Vale lawyer but your lender will undoubtedly instruct a property lawyer on their approved panel. The net result is additional fees together with likely delay.
- Get a new property lawyer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Appeal to your conveyancer to attempt to join the mortgage company panel
We are intent on selling our house in Castle Vale and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Castle Vale conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing practice rather than a conveyancing solicitor in Castle Vale. We have lived in Castle Vale for six years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Just acquired a semi-detached house in Castle Vale , What is the estimated time for the Land Registry to register my ownership? My Castle Vale conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is recorded.
As far as conveyancing in Castle Vale registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd parties. At present roughly 80% of submission are fully dealt with within two weeks but some can be subject to extensive delays. Registration occurs after the new owner has moved in to the premises thus 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Castle Vale is the location of the property. Can you offer any guidance?
Flying freeholds in Castle Vale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Castle Vale you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Vale may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the estate of my aunt I am selling a house in Neath but live in Castle Vale. My lawyer (approximately 300 miles from meneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Castle Vale who can attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Castle Vale based
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £450,000 apartment in Castle Vale in just under a week. The managing agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Castle Vale?
For most leasehold sales in Castle Vale conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange questions
Where consent is required before sale in Castle Vale
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Castle Vale - Sample of Queries before Purchasing
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What is the maintenance charge and ground rent on the apartment? It would be wise to discover if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Castle Vale. If you like the propertyin Castle Vale but your dog can’t live with you then you will be faced difficult determination.