At what point does exchange of contracts occur in purchase conveyancing in Castle Vale and do I need to attend the solicitors office?
If you are near to one of the conveyancing solicitors in Castle Vale you are invited in to sign contracts. However, the firms we recommend provide a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you electronically. The signing of the property agreement is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Castle Vale)to be in the office at the appropriate time.
My grandfather passed away last year and as sole heir and executor I was left the house in Castle Vale. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
If you plan to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Barclays, do Castle Vale conveyancers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Completion of my purchase has taken place for my property in Castle Vale. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Castle Vale solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a property and the lawyer has raised the issue of Chancel Repair to which the house could be obligated to contribute to because it falls into the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Castle Vale
Unless a previous purchase of the premises took place post 12 October 2013 you could assume that lawyers conducting conveyancing in Castle Vale to continue to recommend a chancel search and or chancel repair liability policy.
Just had an offer accepted on a new build flat in Castle Vale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Castle Vale
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
We are considering choosing a web based lawyer as opposed to a Castle Vale conveyancing practice. Am I making a mistake?
There are advantages of having the option attend a local Castle Vale conveyancing solicitor for example
- signing documents same day
- often being able to see someone face-to-face can make a huge difference, particularly for non-standard transactions
- the ability to complain if things need to addressed
When checking quotes, look out for hidden extras. The majority decent Castle Vale high street solicitors give an all-inclusive price. Often online companies seem to offer discounted prices, yet have hidden 'extras' in the in the terms and conditions.