My Castleton solicitor has identified a discrepancy between the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor informs me that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
As someone with no idea as to conveyancing in Castleton what is your top tip you can impart for the legal transfer of property in Castleton
Not many law firms or advisers will tell you this but conveyancing in Castleton or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, selling agent and sometimes a lender. Choosing a law firm for your conveyancing in Castleton an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to act in your legal interests and to protect you.
There is a definite emergence of a "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties in the home moving process.
My husband and I have arranged a further advance on our home loan from Coventry BS as we intend to carry out a loft conversion to our house in Castleton. Do we need to select a local Castleton solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Castleton bank branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Castleton conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the solicitor is on the mortgage company panel, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.
Our sealed bid on a detached house in Castleton has been agreed to, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Castleton. What do I do now? When should I get the mortgage application with Leeds Building Society started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Castleton conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Leeds Building Society approved list. Regarding the subsequent stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a rising market the majority of purchasers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with the conveyancing in Castleton.
I have been told that property searches are a common reason for delay in Castleton house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Castleton.
My wife and I have a semi-detached Victorian house in Castleton. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Castleton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing solicitor who carried out the work.
Taking into account that I will soon part with 450k on a house in Castleton I wish to have a conversation with the conveyancer concerning theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Castleton.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Castleton should be the figure that you end up paying.