I am the registered owner of a freehold premises in Blackwood but still invoiced for rent, why is this and what is this?
It is rare for properties in Blackwood and has limited impact for conveyancing in Blackwood 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
What happens if my lawyer’s firm is removed from the RBS Solicitor panel ahead of completing my conveyancing in Blackwood?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am close to exchanging contracts on the sale of our home in Blackwood and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Blackwood lawyer would know this is not the case. It does beg the question why the buyers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Blackwood. We have lived in Blackwood for 4 years we know of no issue. Should we contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? 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)
three months have gone by since my purchase conveyancing in Blackwood concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to find a conveyancing solicitor for my conveyancing in Blackwood. I happened to land on a web site which seems to have the perfect solution If it is possible to get all this stuff completed via email that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
The conveyancers handling our conveyancing in Blackwood has sent papers to review that indicate that the property is unregistered with epitome documents. Is it not the case that all property in Blackwood should be registered?
Whilst the vast majorities of properties in Blackwood are now registered with HMLR there are still some that remain unregistered. Any property in Blackwood that has been remortgaged since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Blackwood property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Blackwood conveyancing practitioners will be familiar with this type of conveyancing but in the event that uncertainty reigns the usual guidance these days appears to be for the seller to register it first and thereafter sell - this can though naturally cause a significant delay.