I am in the process of selling my flat in Campden Hill and the estate agent has just e-mailed to warn that the purchasers are swapping property lawyer. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only deal with certain lawyers rather the firm that they want to select for their conveyancing in Campden Hill ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
I purchased a freehold house in Campden Hill but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Campden Hill and has limited impact for conveyancing in Campden Hill 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 establishment of new rentcharges from 1977 onwards.
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.
My wife and I are intent on selling our home in Campden Hill and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Campden Hill conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing practice as opposed to a conveyancing solicitor in Campden Hill. We have lived in Campden Hill for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with 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 health insurance to cover that same ailment)
How does conveyancing in Campden Hill differ for newly converted properties?
Most buyers of new build property in Campden Hill contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Campden Hill typically buy 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 Campden Hill or who has acted in the same development.
I decided to have a survey completed on a house in Campden Hill before instructing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you e-mail us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Campden Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Campden Hill to see if the conveyancing costs will increase in light of this.
I purchased a flat in Campden Hill last 19/5/2025 and to date it is still not recorded with HMLR. It was part of a development site and my solicitor told me that it can take over a year to register. I have called the Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. What can I do?
It is your solicitor that you really need to get in touch with in order to satisfy any issues which have been raised as part of the registration formalities for your Campden Hill property. Normal Campden Hill conveyancing practice includes an undertaking on the part of the vendor’s conveyancing practitioner that they will assist in resolving any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.