My fiance and I are hoping to acquire a property in Alvaston and have appointed a Alvaston conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Godiva Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Alvaston lawyer is not on their approved list of lawyers. Is this a problem?
If you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. 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 Accreditation 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 solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Alvaston lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I am the registered owner of a freehold premises in Alvaston but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Alvaston and has limited impact for conveyancing in Alvaston 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 generation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
How do I find out if the solicitor conducting my conveyancing in Alvaston is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus paying £187.00 plus VAT in further conveyancing invoice.
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Alvaston’ or your location and you will discover numerous solicitors offices in Alvaston or nearest you.
My partner and I are intent on selling our property in Alvaston and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Alvaston. We have lived in Alvaston for many years we know of no issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My wife and I purchased a terraced Victorian property in Alvaston. Conveyancing lawyer acted for me and Barnsley Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alvaston and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who carried out the work.
In my capacity as executor for the estate of my grandmother I am selling a house in Neath but I am based in Alvaston. My lawyer (based 250 miles from merequires that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Alvaston who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Alvaston based