My property lawyer in Castleford has never been on on the Bank of Scotland Solicitor Panel. Can I still use my family solicitor even though they are not on the Bank of Scotland approved list?
The limited options available to you here include:
- Complete the purchase with your existing Castleford solicitors but Bank of Scotland will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the total legal fees as well as cause delays.
- Find a new lawyer to act in the conveyancing, obviously checking they are Bank of Scotland approved.
- Try to convince your Bank of Scotland based solicitor to attempt to join the Bank of Scotland panel
Have completed on a a semi-detached house in Castleford , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Castleford conveyancing solicitor has been painfully slow, so I want to be certain that my name is registered.
There is nothing unique when it comes to conveyancing in Castleford registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. As of today roughly three quarters of submission are completed within two weeks but occasionally there can be extensive delays. Registration is effected once the new owner has moved in to the premises therefore 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the advice of my in-laws I had a survey completed on a house in Castleford in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not issue a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Castleford. Conveyancing will be smoother if you use a solicitor in Castleford especially if they regularly deal with such properties in Castleford.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Castleford and how can you help?
The particular law that you refer to gives a safeguard to business lessees, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Castleford
Back In 2008, I bought a leasehold flat in Castleford. Conveyancing and Alliance & Leicester mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Castleford who previously acted has now retired. Do I pay?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Castleford conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 1st floor flat in Castleford, conveyancing having been completed September 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Castleford with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease finishes on 21st October 2083
With 57 years left to run the likely cost is going to be between £28,500 and £33,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other 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 without first seeking the advice of a professional.
My lender have just issued us with a mortgage offer. We appointed a high street conveyancer in Castleford yesterday. This morning, our mortgage adviser phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the lender had some control over our choice Is this allowed?
You are permitted to instruct any conveyancing solicitor you prefer to select including the said conveyancer in Castleford however if they are not on the your bank's approved list you will have to incur additional cost so the bank can retain their own conveyancer too. On occasion it is possible your solicitor may apply to get added to the bank list of approved firms. You can use online tools including lenderpanel.com to find a conveyancing solcitor in Castleford on the bank panel. You can go into your local lender branch in Castleford. They will know some good conveyancing solicitors in Castleford on the approved list.