I have given 2 months notice to my existing landlord and must leave my rented flat in Castle Cary by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in a couple of weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice on a rental until you have exchanged. If you have not previously done so, notify to your conveyancer and urge them to they chase the sellers lawyers, try to a target completion date that all parties will work towards
Finally the sale completed on my house in Castle Cary last September yet the purchaser is SMS messaging daily to say his solicitor is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your sale your lawyer is obliged to send the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also evidence that the mortgage has been paid off to the buyers lawyers. There are no post completion requirements unique to conveyancing in Castle Cary.
Are all Castle Cary Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved firms?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Can I be sure that the Castle Cary conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Castle Cary seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
I can not work out if my lender requires a lease extension. I have called into my local Castle Cary bank branch on a couple of occasions and was told it wasn't a problem and they will lend. My Castle Cary conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Castle Cary is the location of the property. Can you shed any light on this issue?
Flying freeholds in Castle Cary are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castle Cary you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Cary may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am a couple of weeks into a leasehold purchase having been directed to conveyancers by the selling agent to do our conveyancing in Castle Cary. I am am starting to be dissatisfied with the level of service. Can you you assist me in finding new solicitors?
They would need to be really poor in order to consider changing them. Has your mortgage offer been generated? If so you will need to make them aware of the new contact details and have the mortgage documents are re-issued. The conveyancer needs to be on the lenders panel to avoid supplemental costs and delays. That should be your starting point. The search tool should assist you in finding a lender approved conveyancer for your home move in Castle Cary
There are only Fifty years remaining on my flat in Castle Cary. I now wish to get lease extension but my landlord is absent. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the lessor. For most situations an enquiry agent may be helpful to carry out a search and to produce an expert document to be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Castle Cary.
Castle Cary Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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Are any of leasehold owners in arrears of their service charge liability? What is the name of the managing agents? Best to be warned if changing the roof or some other major work is pending that will be shared between the tenants and will materially impact the level of the maintenance charges or require a specific invoice.