Are you able to vouch for a National Westminster Bank allowed Castleford conveyancing lawyer who can have us moved in within less than a month? Would it be better to use a high street Castleford firm or a factory type conveyancer?
We would be happy to suggest some excellent Castleford conveyancing firms. You can also walk up the main road in Castleford. Visit two or three law practices and ask to speak with a conveyancing solicitor for a quote. Mention your time frames together with the reasons and get a commitment on speed. Appoint the one that you are most comfortable with.
It is 10 years ago since I purchased my home in Castleford. Conveyancing lawyers have recently been instructed on the sale but I can't track down my title deeds. Is this a problem?
You need not be too concerned. First the deeds may be retained by the lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Castleford relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Castleford. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Castleford?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
My wife and I purchasing a 3 bedroom semi in Castleford. Our aim is to an extension at the rear at the house.Will the conveyancing process include checks to see if these works are prohibited?
Your property lawyer should review the deeds as conveyancing in Castleford can occasionally reveal restrictions in the title deeds which prevent certain works or necessitated the consent of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Castleford building society branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Castleford conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer must comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I'm purchasing a new build house in Castleford benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my lawyer about this side-deal as it will adversely affect my mortgage with Coventry Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My father-in-law has urged me to instruct his lawyers for conveyancing in Castleford. Should I find my own conveyancer?
No doubt it’s preferable to select a conveyancing practitioner is to have recommendations from friends or family who have actually used the solicitor that you are contemplating using.
Can I discover who is the owner of a property in Castleford?
As long as the premises is registered with HM Land Registry, and you have the details of the location of the premises, you will be able to obtain details from the the Land Registry of the recorded owner for a a minimal charge.