I am getting a offer of a home loan from Lloyds. I intend to instruct a Licensed Conveyancer in Castle Cary. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Me and my partner are purchasing a apartment in Castle Cary. It might be a silly question but how we can trust a lawyer? At some point we have to deposit money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Castle Cary. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in July. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs 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 could be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement is principally there to identify subsales or the quick reselling of property.

Nationwide have agreed my mortgage in principle, my offer on a flat in Castle Cary has been agreed to, what happens next?

The property agent will want to be informed of your solicitor's details (ensure that the solicitors are on the lender’s approved list). Call up Nationwide or your broker and finalise any relevant paperwork. Nationwide will instruct a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Nationwide will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Castle Cary.

What will a local search tell me about the property we're purchasing in Castle Cary?

Castle Cary conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays an important part in most Castle Cary conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (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 subject sections.

In sourcing the internet for the words cheap conveyancing in Castle Cary it shows results of numerous solicitorslocally. With so much choice what is the best way to find the right solicitor for purchase transaction?

The best method of choosing the right conveyancer is via trusted recommendation, so seek the opinion of colleagues and relatives who have bought a property in Castle Cary or the respected estate agent or financial adviser. Charges for conveyancing in Castle Cary differ, so it's sensible to secure a minimum of three quotes from varying types of law firms. Make sure that you know what costs in the quote includes.

My step-mother completed her conveyancing in Castle Cary in 2005. She has since got married, divorced and in recent months got remarried. She wishes to market the house in a few weeks. I suspect that she will just be requested to supply copies of the marriage certificates to the property lawyer but she is worried it could delay the house sale. Should she instruct a lawyer to update the land title documents for the house?

The is no need to bring up to date the register on the basis that you have the proof needed to show how the change of name has come about.

The buyer’s conveyancing practitioner will check the title information and request evidence to establish the name change e.g. marriage documentation.