My wife and I are planning to buy a flat in Castleton and are in fact using a Castleton conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Santander have this evening contacted us to inform me that they have now hit a problem as our Castleton solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Castleton solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Do the conveyancing solicitors identified via your ’find a lawyer’ tool conduct right to buy conveyancing in Castleton?

We have identified plenty of conveyancing specialists who can handle right to buy conveyancing Please e-mail the solicitors listed to secure a conveyancing quote.

I had intended to instruct a conveyancing solicitor in Castleton for our house purchase. Our broker has since advised us that our bank Bank of Ireland won't deal with them. Why is this not regarded as unduly restrictive?

A mortgage company may direct that an approved conveyancer act for it. You would be liable to bear the cost of this. Please make use of our tool to select a solicitor to conduct conveyancing in Castleton on the Bank of Ireland member panel.

The estate agent has sent us the confirmation of our purchase of a new build flat in Castleton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Castleton

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I've found a house that appears to be perfect, at a great figure which is making it all the more appealing. I have since found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Castleton. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

Most houses in Castleton are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Castleton in which case you should be shopping around for a Castleton conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your solicitor will report to you on the legal implications.

Castleton Leasehold Conveyancing - Sample of Questions you should ask before buying

In the main the cost for major works tend not to be built into the maintenance charges, albeit that a few managing agents in Castleton require leasehold owners to pay into a sinking fund and this is used to offset against larger works. Who are the managing agents? Please note if it is less than 80 years it will affect the value of the property. Check with your bank that they are willing to lend given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this would cost. For most Castletonlease extensions you would need to own the property for two years in order to be legally able to extend the lease.