My property lawyer in Castleton is not listed on the Bank of Scotland Approved Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Bank of Scotland list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Castleton solicitors but Bank of Scotland will need to use a conveyancer on their panel. This will inevitably rack up the total legal fees and cause delays.
- Find an alternative solicitor to to deal with the purchase, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Bank of Scotland conveyancing panel
We previously instructed conveyancing lawyers locally in Castleton on the Virgin Money solicitor panel. They have just invoiced me a further amount for the legal aspects of the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Virgin Money but by your Castleton lawyer. Plenty of firms on the Virgin Money panel will charge an ‘acting for lender’ fee and others do not.
We have agreed to purchase a house in Castleton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As your lender is Aldermore your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Castleton.
I have paid off my mortgage with Co-operative. I assume I don't need a Castleton property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
What does a local search reveal about the house we're purchasing in Castleton?
Castleton conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example PSG The local search plays an important part in many a Castleton conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Castleton is the location of the property. Can you offer any guidance?
Flying freeholds in Castleton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castleton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castleton may ascertain 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 premises.
How do I use your search app to locate a conveyancing lawyer in Castleton on the authorised to act for my lender?
Step one is to select a mortgage company such as Yorkshire Building Society, Norwich and Peterborough Building Society or Britannia then specify your location for instance Castleton. Conveyancing practices in Castleton and nationally will then be shown.
I am looking for a conveyancing practitioner in Castleton for my house move. Is there any facility to review a solicitor's record with the legal regulator?
Members of the public may read published Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.