We are getting closer to an exchange on a flat in Caistor and my mum and dad have transferred the ten percent deposit to my lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The property lawyer is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

What is the difference between a licensed conveyancer and conveyancing solicitor in Caistor

There are many recorded licenced Conveyancers in Caistor and Solicitor firms in Caistor who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My partner and I have arranged the release of further funds on our mortgage from Barclays as we wish to carry out improvements to our property in Caistor. Do we need to select a high street Caistor solicitor on the Barclays conveyancing panel to deal with the paperwork?

Barclays do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.

RBS have agreed my mortgage in principle, my offer on a house in Caistor has been agreed to, what happens next?

Your estate agent will wish to be advised as to your lawyer's details (be sure the solicitors are on the lender’s panel). Call up RBS or the financial adviser and finish off any appropriate documentation. RBS will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. RBS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Caistor.

I am planning on selling our house in Caistor and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Caistor lawyer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Caistor. Having lived in Caistor for many years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of 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 ailment)

Are there restrictive covenants that are commonly picked up during conveyancing in Caistor?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Caistor. 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…’

In relation to leasehold conveyancing in Caistor what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Caistor. Most leases are unique and drafting errors can result in certain provisions are erroneous. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the property

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Leeds Building Society, and TSB all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to withdraw.

I am the registered owner of a garden flat in Caistor, conveyancing formalities finalised 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Caistor with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2104

With only 79 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.