It has come to my attention via my financial adviser that my Capel St Mary property lawyer is not on the lender Solicitor panel. How can I check?
The first thing you need to do is to contact your Capel St Mary lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Capel St Mary conveyancing firm that is on the conveyancing panel for your bank.
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Capel St Mary. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Capel St Mary?
On the day of completion you do not need to go to the conveyancers office in Capel St Mary. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
Are all Capel St Mary Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?
A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We expect to receive a OIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Capel St Mary solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Capel St Mary solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
My wife and I own a 4 bedroom Georgian house in Capel St Mary. Conveyancing practitioner represented me and Santander. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Capel St Mary and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who conducted the purchase.
How does conveyancing in Capel St Mary differ for new build properties?
Most buyers of new build premises in Capel St Mary come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Capel St Mary tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Capel St Mary or who has acted in the same development.
I am intending to let out my leasehold apartment in Capel St Mary. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Notwithstanding that your previous Capel St Mary conveyancing lawyer is not around you can check your lease to see if it allows you to sublet the premises. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must obtain consent from your landlord or some other party before subletting. The net result is you not allowed to sublet without first obtaining consent. The consent is not allowed to be unreasonably withheld. If your lease prohibits you from letting out the property you should ask your landlord for their consent.
Capel St Mary Leasehold Conveyancing - A selection of Questions you should consider before buying
How many of the leaseholders are in arrears for their service charge payments? Are there any major works anticipated that will add a premium to the maintenance costs? The answer will be helpful as a) areas could cause problems in the block as the common areas may begin to deteriorate where services are not paid for b) if the tenants have an issue with the running of the building you will wish to know about it