I have been advised by my conveyancer that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Castelnau?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such policies.

I am the only recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Castelnau. The Castelnau property was put into my name in January. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in January. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a sensible view as this provision primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.

I have instructed a Castelnau conveyancing practitioner having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Castelnau surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

It has been 2 months since my purchase conveyancing in Castelnau took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Castelnau differ for new build properties?

Most buyers of new build residence in Castelnau contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Castelnau 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 Castelnau or who has acted in the same development.

Given that I am about to part with 450k on a property in Castelnau I wish to talk to a lawyer regarding theconveyancing prior to appointing the firm. Can this be arranged?

Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your property ownership legalities in Castelnau.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Castelnau should be the amount on the final invoice that you are charged.

Can you offer any advice when it comes to finding a Castelnau conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Castelnau conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Castelnau conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the legal fees for lease extension conveyancing?

I have given up seeking a lease extension in Castelnau. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the amount due.

An example of a Freehold Enfranchisement matter before the tribunal for a Castelnau flat is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 68.32 years.