I can't travel far from Castle Cary. Is there a reason why all Castle Cary lawyers aren't automatically on all bank panels?
Banks normally restrict either the nature or volume of conveyancing solicitors on their panel. A common example of such criteria being that a practice is required to have two or more partners. In addition to restricting the nature of firm, some building societies decided to limit the size of their panel they permit to represent them. You should note that building societies have no accountability for the accuracy of advice provided by any Castle Cary lawyer on their approved list. Property fraud was the main trigger for the culling of conveyancing panels from 2008 even though there are contrary views concerning whether solicitors sat at the center of that fraud. Statistics published by HM Land Registry reveal that thousands of law firms only carry out less than three conveyances annually. Those supporting conveyancing panel cuts ask why law firms deserve any entitlement to be listed on a lender panel when it is evident that conveyancing is not their speciality?
It is unclear whether my lender requires a lease extension. I have called into my local Castle Cary building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Castle Cary conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a house in Castle Cary. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale 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 Castle Cary conveyancing practitioner is on the Clydesdale conveyancing panel.
Coventry BS have agreed my mortgage in principle, my offer on a flat in Castle Cary has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Call up Coventry BS or your broker and complete any outstanding paperwork. Coventry BS will appoint a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Coventry BS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Castle Cary.
We are planning on selling our property in Castle Cary and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Castle Cary lawyer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing outfit rather than a conveyancing solicitor in Castle Cary. Having lived in Castle Cary for 5 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Castle Cary?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Castle Cary. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey carried out on a house in Castle Cary ahead of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some banks tend refuse to issue a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Castle Cary. Conveyancing will be smoother if you use a solicitor in Castle Cary especially if they are accustomed to such properties in Castle Cary.
I am thinking of appointing a conveyancing lawyer in Castle Cary for my home move. Can I see a firm’s complaints history with the profession’s regulator?
Members of the public can review published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.