I am in a contract race with another buyer for a property in Castleford. What can I do to speed up the legal process?

In a situation where you are under pressure for your conveyancing it is highly recommended that your lawyer is familiar with the location as they will make use of local contacts and know-how. It is even conceivable that they would have transacted previousproperties in the same street. You would be best advised to use a Castleford conveyancing firm. In addition, be sure that the lawyer is on the on the approved list for your mortgage company. It is believed that 18% of Castleford conveyancing deals are held up or jeopardised after finding out that a buyer’s conveyancer was not on their banks list of approved solicitors. This can often result in the conveyancing being held up by as much as three weeks. It is said that this issue affects approximately one hundred thousand home moves every year. Almost all Castleford conveyancing practices can not represent certain banks so do check as early as possible.

I own a freehold residence in Castleford but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Castleford and has limited impact for conveyancing in Castleford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

I have decided to exercise my right to buy my property in Castleford off the council. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Intending to buy a flat in Castleford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Castleford property lawyer is on the Aldermore conveyancing panel.

I have instructed a Castleford lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Castleford 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.

How does conveyancing in Castleford differ for new build properties?

Most buyers of new build property in Castleford come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Castleford tend to purchase 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 property lawyers 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 accustomed to new build conveyancing in Castleford or who has acted in the same development.

My husband and I are novice buyers - had an offer accepted, but the selling agent told us that the seller will only proceed if we instruct their recommended conveyancers as they want an ‘expedited deal’. We would rather use a family conveyancer with experience of conveyancing in Castleford

We suspect that the owner is not behind this requirement. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your preferred Castleford conveyancing solicitors - as opposed tothe ones that will earn the estate agent a referral fee or meet his conveyancing targets set by head office.