It has come to my attention via my IFA that my Castle Vale the law firm I have appointed is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?

You need to contact your Castle Vale lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

It is a dozen years since I purchased my property in Castle Vale. Conveyancing lawyers have recently been instructed on the sale but I can't find my deeds. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be retained by the lender or they could stored with the lawyers who oversaw your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Castle Vale relates to registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.

We are selling our house in Castle Vale. Will my conveyancer have to be on the Bank of Ireland conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

My husband and I are 17 days into a freehold purchase having been directed to a firm by the selling agent to do our conveyancing in Castle Vale. We are not happy. Could you you assist me in finding new conveyancers?

They would have to be really bad in order to consider changing them. Has the mortgage offer been generated? In the event that it has you need to inform them of the new contact details and ensure the loan are issued to the new lawyers. Your conveyancer should be on the banks approved list to avoid added costs and complications. That should be your first question of the new lawyers. Our find a solicitor tool can help you find a lender approved conveyancer for your home move in Castle Vale

Completion is due on the disposal of our £450,000 maisonette in Castle Vale in six days. The managing agents has quoted £408 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Castle Vale?

Castle Vale conveyancing on leasehold flats normally requires the buyer’s solicitor sending questions for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be content to do so. They are entitled to charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some cases it is above £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration fees, without which the invoice is not strictly payable. In reality one has no choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

Leasehold Conveyancing in Castle Vale - Examples of Questions you should consider before buying

It would be a good idea to discover if the the lease contains any onerous restrictions in the lease. By way of example it is very common in Castle Vale leases that pets are not permitted in in a block in Castle Vale. If you like the apartmentin Castle Vale yet your dog is not allowed to make the move with you then you will be presented with a difficult choice. How much is the maintenance charge and ground rent on the flat? It is important to be aware if a new roof is being installed or some other major work is anticipated that will be shared amongst the leaseholders and may well materially increase the the service charges or necessitate a specific invoice.