In what way does my ID and proof of funds have anything to do with my conveyancing in Bishops Castle? Is this really warranted?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms and Conditions that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to supply identification documents, your solicitor will not be able to take you on as a client.

Can you help - my lawyer says that lack of right of way insurance is required on my purchase. What is the level of cover for Bishops Castle conveyancing?

The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

We were going to get a DIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Bishops Castle solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Bishops Castle solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

Bank of Ireland have agreed my mortgage in principle, my bid on a property in Bishops Castle has been accepted, what are the next steps?

The property agent will need to be informed of your lawyer's details (make sure the property lawyers are on the bank’s panel). Telephone Bank of Ireland or your financial adviser and complete any appropriate paperwork. Bank of Ireland will instruct a valuer who will get in touch with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Bank of Ireland will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bishops Castle.

I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Bishops Castle for a purchase of a leasehold apartment 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bishops Castle conveyancing specialists.

What are the common defects that you witness in leases for Bishops Castle properties?

Leasehold conveyancing in Bishops Castle is not unique. Most leases are individual and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, The Royal Bank of Scotland, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.

Bishops Castle Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Be sure to enquire if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Bishops Castle. If you love the apartmentin Bishops Castle but your cat is not allowed to make the move with you then you will be faced hard determination. Are there any major works in the near future that will likely increase the maintenance fees? Many Bishops Castle leasehold properties will be liable to pay a service charge for maintenance of the block levied by the freeholder. Where you buy the apartment you will have to pay this charge, usually in instalments during the year. This can differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a significant amount, say about £50-£100 but you should to enquire it because sometimes it can be prohibitively expensive.

Finally our conveyancing in Bishops Castle is set to complete this Friday, however the people I am buying from has asked to vacate the next day at afternoon. Can I accept this?

In situations where you require a bank loan then your solicitor will insist that the premises arevacant on Friday - the mortgage company will require it.