We are due to complete on the purchase of a house in Castleton and Blacktown but as a consequence of damage from a small fire at the property I have managed to agree compensation from the vendor of six thousand pounds taking the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process however Yorkshire BS will not permit this. Should they have been involved?
The conveyancing practitioner that is on the Yorkshire BS approved list is required to disclose to Yorkshire BS of any amendments to the sale price. If you were to refuse your conveyancer to report the reduction to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancer for your conveyancing in Castleton and Blacktown.
I have paid off my mortgage with Santander. I assume I don't need a Castleton and Blacktown conveyancer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Planning on purchasing a apartment in Castleton and Blacktown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Castleton and Blacktown conveyancing practitioner is on the Nottingham conveyancing panel.
I have finally had an offer on a flat in Castleton and Blacktown agreed to, but there is a chain. The owners have offered on a property, however it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Castleton and Blacktown. What do I do now? When do I get the mortgage application with Skipton started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Castleton and Blacktown conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Skipton approved list. Concerning the next steps this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a buoyant market some purchasers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
Should our solicitor be asking questions concerning flooding during the conveyancing in Castleton and Blacktown.
Flooding is a growing risk for solicitors dealing with homes in Castleton and Blacktown. There are those who acquire a house in Castleton and Blacktown, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Castleton and Blacktown. The standard property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine if the premises has historically flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser may bring a legal claim for losses resulting from an incorrect reply. The buyer’s solicitors may also conduct an enviro report. This should disclose if there is a recorded flood risk. If so, further inquiries will need to be made.
How does conveyancing in Castleton and Blacktown differ for new build properties?
Most buyers of new build premises in Castleton and Blacktown contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because developers in Castleton and Blacktown tend to purchase the land, 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 conveyancers 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Castleton and Blacktown is where the house is located. Can you offer any guidance?
Flying freeholds in Castleton and Blacktown are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Castleton and Blacktown you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castleton and Blacktown may ascertain 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.
What tools are available to find a Castleton and Blacktown conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20kilometers to attend the conveyancer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Castleton and Blacktown and you will see a number of lawyer located nearest Castleton and Blacktown. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.