It has come to my attention via my IFA that my Castleton and Blacktown property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?
The first thing you need to do is to call your Castleton and Blacktown lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
When it comes to mortgage companies such as Bank of Ireland, do Castleton and Blacktown conveyancers incur a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We have agreed to purchase a house in Castleton and Blacktown. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that your lender is Kent Reliance your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Kent Reliance where a lease does not meet these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Castleton and Blacktown.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being difficult. The Castleton and Blacktown solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Castleton and Blacktown differ for new build properties?
Most buyers of new build premises in Castleton and Blacktown come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Castleton and Blacktown typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Castleton and Blacktown or who has acted in the same development.
Taking into account that I will soon spend hundreds of thousands of pounds on 3 bedroom house in Castleton and Blacktown I would like to talk to a lawyer concerning thehouse move in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your conveyancing in Castleton and Blacktown.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Castleton and Blacktown should be the figure that you are charged.
In sourcing the world wide web for the term conveyancing in Castleton and Blacktown it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?
The best method of finding a suitable conveyancer is via personal recommendation, so enquire of friends and those you trust who have bought a property in Castleton and Blacktown or the reputable estate agent or financial adviser. Costs for conveyancing in Castleton and Blacktown vary, so it's a good idea to request a minimum of three costs illustrations from varying types of property lawyers. Make sure that you know that the fees are fixed.
I am due to review estimates for conveyancing in Castleton and Blacktown from numerous property lawyer and decide on one. Do I get them to sit tight until I have found somewhere to acquire.
You should only ask your lawyer to commence work and apply for searches after the sales memorandum has been issued by the estate agent especially as Castleton and Blacktown conveyancing searches are not inexpensive.