I plan on purchasing property in Castleton. My Solicitor is not listed on the mortgage company approved panel. Am I still permitted to appoint my Castleton conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
You have numerous options available to you here
- Proceed with your chosen Castleton solicitor but your lender will no doubt appoint a property lawyer on their approved list. The net result is additional cost and potential frustration.
- Get a new conveyancer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get listed on the mortgage company conveyancing panel
Should my lawyer be raising enquiries regarding flooding during the conveyancing in Castleton.
Flooding is a growing risk for lawyers dealing with homes in Castleton. There are those who purchase a house in Castleton, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that can be carried out by the purchaser or by their solicitors which should give them a better appreciation of the risks in Castleton. The standard completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer may commence a claim for damages as a result of such an inaccurate response. A purchaser’s lawyers should also conduct an enviro report. This will higlight if there is any known flood risk. If so, further inquiries will need to be initiated.
I got the keys to my flat on 11 October and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Castleton expressed confidence that it would be dealt with inside ten days. Are titles in Castleton particularly slow to register?
As far as conveyancing in Castleton registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. Currently in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration occurs after the buyer has moved in to the premises therefore an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Castleton is the location of the property. Is there any advice you can impart?
Flying freeholds in Castleton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Castleton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castleton may decide 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 property.
I am four weeks into a freehold purchase having been directed to a firm by the selling agent to handle our conveyancing in Castleton. I am not happy. Could you you assist me in finding new conveyancers?
They would need to be really poor to suggest diss instructing them. Has your mortgage been issued? If so you must advise them of the new contact details and ensure the offer are re-sent. Your new conveyancer should be on the banks approved list to avoid escalating fees and frustration. So that should be your starting point. Our find a solicitor tool should assist you in finding a bank approved solicitor for your home move in Castleton
Expecting to complete next month on a studio apartment in Castleton. Conveyancing lawyers have said that they report fully on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Castleton should include some of the following:
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Whether the lease restricts you from subletting the property, or having a home office for business Do you need to have carpet in the flat or are you allowed wood flooring? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The physical ownership of the demise. This might be the property itself but may include a attic or storage are if relevant. Rent payments - how much and when is collected, and also know whether this will change in the future
I am the registered owner of a ground floor flat in Castleton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Castleton with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2098
With 73 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.