I am not in a position to travel far from Castleford. I would like to know the reason why all Castleford solicitors are not on all lender panels?
Banks tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a firm is required to have at least two partners. As well as restricting the type of firm, some banks such as HSBC decided to reduce the size of their panel they permit to act for them. You should note that building societies have no liability for the quality of advice supplied by any Castleford solicitor on their approved list. Property fraud was a key driver in the culling of conveyancing panels a few years ago notwithstanding that there are opposing assessments concerning whether solicitors sat at the center of that fraud. Statistics published by HM Land Registry reveal that thousands of law organisations only conduct a couple of conveyances annually. Those vindicating conveyancing panel pruning question why law firms should have claim to remain on a conveyancing panel when it is apparent that conveyancing is not their primary expertise?
Why is leasehold purchase conveyancing in Castleford costs more?
Castleford leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Various internet forums that I have frequented warn that are the primary reason for hinderance in Castleford conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Castleford.
It has been four months following my purchase conveyancing in Castleford took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Castleford differ for new build properties?
Most buyers of new build residence in Castleford approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Castleford tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Castleford or who has acted in the same development.
I am thinking of appointing a conveyancing practitioner in Castleford for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
Members of the public may search for published Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.