My wife and I are purchasing property in Castelnau. My property lawyer has never been on on the lender approved panel. Is it possible for me to continue with my Castelnau conveyancing solicitor even though they are excluded from the mortgage company approved list?
Your options include
- Complete the deal with your preferred Castelnau conveyancer but your mortgage company will no doubt instruct a conveyancing practitioner on their approved panel. This will result in additional charges and probable delay.
- Appoint a new conveyancing practitioner to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your property lawyer to do everything within their powers to get accepted on the bank’s panel of solicitors
I am soon to exchange on the purchase of a property in Castelnau but as a result of wreckage from the recent storms I have managed to agree compensation from the seller of £3k in the form of a reduction in the price. This was going to be addressed as part of amending the contract however RBS will not permit this. Should they have been notified?
Your conveyancing practitioner that is on a RBS conveyancing panel is obliged to disclose to RBS of any amendments to the purchase price. If you prohibit your solicitor to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Castelnau.
We're in Castelnau, FTBs purchasing with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Castelnau?
There are two types of lawyers who can perform conveyancing in Castelnau namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. Both are required to perform Castelnau conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly conducted and that all requisite steps will be correctly taken.
When it comes to mortgage companies such as Kent Reliance, do Castelnau conveyancing practitioners face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
My husband and I are spending time looking at houses in Castelnau and I am now considering a potential offer. Should I already have a solicitor in place at this stage? I intend to finance via a home loan with Barclays.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
My wife and I have a renovated Edwardian property in Castelnau. Conveyancing practitioner represented me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Castelnau and other locations in 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 check the position with your conveyancing solicitor who completed the work.
I’m about to sell my garden flat in Castelnau.Conveyancing solicitors are to be appointed soon however I have recently had a half-yearly maintenance charge invoice – what should I do?
The sensible thing to do is discharge the service charge as usual as all rents and service payments will be allottedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process