I plan on acquiring residence in Castle Vale. My Solicitor is not on the bank conveyancing panel. Am I still permitted to retain my Castle Vale conveyancing solicitor even though they are not on the lender panel?
One must use a conveyancer to complete the legal work required if you require a mortgage to purchase your home. They will conduct all the necessary investigations on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage documentation is in order. One may instruct a Castle Vale conveyancing practitioner of your choice. However, where the property lawyer selected is not on the lender approved list additional fees will arise as separate legal representation will be need by the bank. Lender panel applications may be submitted, so if your solicitor has not previously sought membership they should do so.
At what point can the exchange of contracts happen for sale conveyancing in Castle Vale and am I required to attend the solicitors office?
If you are local to our conveyancing solicitors in Castle Vale you are invited in to sign contracts. That being said, the firms we work with provide a countrywide conveyancing service and give as equally diligent and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Castle Vale)to be in the office available at the end of the phone to exchange contracts.
My uncle passed away six months ago and as sole heir and executor I was left the house in Castle Vale. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I used Stirling Law a few years past for my conveyancing in Castle Vale. Now, I need the documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Castle Vale of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Castle Vale is the location of the property. What do you suggest?
Flying freeholds in Castle Vale are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castle Vale you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Vale 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 property.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have since found out that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Castle Vale. Conveyancing advisers have not yet been instructed. Will they explain the issues?
Most houses in Castle Vale are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Castle Vale in which case you should be looking for a Castle Vale conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your solicitor should appraise you on the various issues.
I acquired a 1st floor flat in Castle Vale, conveyancing formalities finalised August 1997. Can you work out an approximate cost of a lease extension? Similar properties in Castle Vale with a long lease are worth £216,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2094
With only 69 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.