Our Castle Cary conveyancer has discovered an inconsistency between the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My lawyer informs me that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
we are a couple who intend to purchase a purpose built apartment in Castle Cary with a homeloan from Britannia.We would like to retain our Castle Cary conveyancing lawyer but Britannia says he's not on their approved list of member firms. It seems we are left with little choice but to instruct a Britannia panel solicitor or keep our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Britannia use our lawyer?
Unfortunately,no. The loan issued to you is subject to its terms and conditions, a common one being that solicitors must be on the Britannia solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Britannia
I am assisting my mother sell her flat in Castle Cary. Does the conveyancing solicitor arrange an EPC or it is for the seller to coordinate?
Following the demise of HIPs, energy performance certificates became a required part of selling a property. An energy assessment must be commissioned before the property is advertised. This is not a task that solicitors normally organise. Where you are instructing a Castle Cary conveyancing practitioner they may help arrange energy performance certificates given their contacts with long established Castle Cary assessors
The formalities of my purchase has taken place for my property in Castle Cary. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being a right pain. The Castle Cary solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
We are buying a property and the lawyer has identified Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Castle Cary
Unless a prior acquisition of the house took place post 12 October 2013 you can expect conveyancing practitioners conducting conveyancing in Castle Cary to continue to propose a a chancel search and or insurance against a claim.
I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no costs for non-domestic conveyancing in Castle Cary for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Castle Cary, including the sale and acquisition of businesses as well as simply property. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right lawyer. As for the fees this will depend on the structure and complexity of the proposed transaction. Let us have your contact information or email us so that we may provide you with a fixed commercial conveyancing calculation.
As co-executor for the estate of my grandfather I am disposing of a house in Neath but reside in Castle Cary. My solicitor (approximately 260 miles from mehas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Castle Cary to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Castle Cary