I am expecting a mortgage offer from Halifax. I hope to employ the services of a Licensed Conveyancer in Bedmond. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am the registered owner of a freehold property in Bedmond yet invoiced for rent, why is this and what is this?
It is rare for properties in Bedmond and has limited impact for conveyancing in Bedmond 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
Our lender has suggested a law firm on their panel based in Bedmond but I would rather instruct a conveyancing lawyer in Bedmond or nearer to where I live. Are you able to assist?
It is by no means the case that all Bedmond conveyancing practitioners are listed all banks conveyancing panel. Please make use of the above find an approved solicitor tool to locate a Bedmond conveyancing firm on the on the mortgage company panel.
My wife and I own a terraced Georgian property in Bedmond. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for 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 Bedmond and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the work.
I own a leasehold house in Bedmond. Conveyancing and HSBC Bank mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Bedmond who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a Bedmond conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Bedmond Leasehold Conveyancing - Sample of Questions you should ask before buying
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Please inform me if there are any major works on the horizon that will likely add a premium to the service fees? For many Bedmond leaseholds the outlay for major works tend not to be included within maintenance charges, albeit that there some managing agents in Bedmond ask tenants to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger works. How many years remain on the lease?
My wife and I are purchasing a ground floor flat in Bedmond. When we first instructed conveyancer, they told us that they were on all major UK bank panels. Our financial adviser contacted us today to advise that they don't seem to be on the UBS approved list. Were it to be true, what should we do? Should we simply choose a different conveyancing practitioner that is on their approved list or do we pay for dual representation, with UBS selecting their own preferred lawyer.
When acquiring a property with mortgage finance it is normal for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to fulfill. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact UBS to find out 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 UBS's conveyancing panel and you may continue to use your own Bedmond solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.