I am getting a mortgage with Santander. I intend to use a Licensed Conveyancer in Bishopston. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander 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 Council of Licensed Conveyancers.
I own a freehold house in Bishopston but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Bishopston and has limited impact for conveyancing in Bishopston 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 many centuries, but the Rent Charge Act 1977 barred the creation of new 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 is to be dispensed with completely.
I am helping my aunt sell her house in Bishopston. Does the conveyancer commission an energy assessment or it is for the owner to coordinate?
Following the demise of HIPs, energy performance certificates was maintained a required element of moving property. An energy assessment needs to be to hand prior to the property being advertised. It is not a task that law firms ordinarily arrange. Where you are instructing a Bishopston conveyancing lawyer they might be willing to arrange EPC’s given their relationships with reputable Bishopston providers
I am the single recipient of my late grandmother’s will and I have everything in my name now, including the house in Bishopston. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in October. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a sensible view as this clause primarily exists to capture subsales or the flipping of properties.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Bishopston lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
What will a local search inform me about the property I am purchasing in Bishopston?
Bishopston conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Bishopston conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
How can the Landlord & Tenant Act 1954 impact my commercial property in Bishopston and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, granting the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Bishopston
Am in the process of purchasing my first property in Bishopston. Conveyancing lawyer already appointed. The broker suggested that a survey is not necessary as the property was only constructed in 2002.
As the bare minimum you need a Home Buyer's Report. As the residence is more than 10 years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. The report should highlight any apparent issues and suggest additional investigation if relevant. Where there are any signs of material issues seek a comprehensive Building Survey from the beginning.