Our solicitor has uncovered a defect with the lease for the property we are purchasing in Castleford. The other side have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer has advised that he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender conditions must be adhered to.
A colleague advised me that in buying a property in Castleford there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Castleford which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Castleford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am planning to move home in March. Does my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Castleford. Conveyancing solicitor was organised prior to coming across your page.
On the day of completion you can pick up the house keys from your estate agent however this should only occur when the sellers conveyancers inform the agent that the monies to complete are in and the keys can be handed over. Subsequently you should advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can help you locate a conveyancing in Castleford or a lawyer that specialises in conveyancing in Castleford.
I am selling my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being pedantic. The Castleford solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
About to purchase a new build apartment in Castleford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Castleford
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.
Am I best advised to instruct a Castleford conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can execute the legal formalities but her office is 200miles away.
The benefit of a high street Castleford conveyancing firm is that you can pop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and on the whole were happy that must surpass using an unknown Castleford conveyancing lawyer solely due to them being Castleford based.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £325,000 flat in Castleford on Monday in a week. The landlords agents has quoted £372 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Castleford?
Castleford conveyancing on leasehold flats nine out of ten times necessitates fees being raised by landlords agents :
-
Addressing pre-contract enquiries
Where consent is required before sale in Castleford
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Castleford Leasehold Conveyancing - A selection of Queries Prior to Purchasing
-
Many Castleford leasehold properties will have a service charge for maintenance of the building levied on behalf of the landlord. Should you acquire the property you will have to pay this contribution, usually periodically throughout the year. This can differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a rentcharge to be met yearly, ordinarily this is not a significant sum, say about £50-£100 but you need to enquire as occasionally it can be many hundreds of pounds. How much is the ground rent and service charge?