It has come to my attention via my financial adviser that my Castleford the law firm I have appointed is not on the bank Solicitor panel. What can I do to be sure if this is correct?
The sensible course of action for you to take is to call your Castleford lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My wife and I are about to exchange buying a house in Castleford but as a consequence of damage from the recent storms I have managed to agree compensation from the owner of £3k in the form of a reduction in the price. I had intended this to be dealt with as part of amending the contract however RBS will not permit this. Should they have been notified?
Any property lawyer that is on the RBS conveyancing panel is obliged to disclose to RBS of any changes to the sale price. If you prohibit your property lawyer to notify the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new property lawyer for your conveyancing in Castleford.
Do banks and building societies provide you with an approved list of Castleford conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?
Castleford conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Castleford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Castleford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castleford you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castleford may determine 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 residence.
Given that I am about to spend over three hundred thousand on a terraced house in Castleford I would like to talk to a solicitor concerning theconveyancing prior to appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your conveyancing in Castleford.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Castleford should be the amount on the final invoice that you end up paying.
Due to complete next month on a ground floor flat in Castleford. Conveyancing solicitors have said that they are sending me a report within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Castleford should include some of the following:
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Responsibility to repair and maintain the block. It is essential that you know who is duty bound to repair and maintenance of every part of the building The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the lease restricts you from letting out the flat, or working from home You would want to receive a copy of the lease Does the lease require carpeting throughout thus preventing wood flooring?
I purchased a split level flat in Castleford, conveyancing was carried out 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Castleford with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2104
With only 79 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.