Am I correct in assuming that the fact that my conveyancer in Chatham is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Chatham conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I own a freehold property in Chatham yet invoiced for rent, why is this and what is this?
It is rare for properties in Chatham and has limited impact for conveyancing in Chatham 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 redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
Do I need to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Chatham so that I can attend their offices if necessary.
Most conveyancing panel lawyers for lenders carry out all of the communications through the post, internet or over the phone. This enables them to conduct the legal work for your home move no matter where you live in England or Wales. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if needed.
I am intent on selling our house in Chatham and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Chatham lawyer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Chatham. Having lived in Chatham for six years we know of no issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must 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 life insurance to cover that same illness)
I have been on the look out for a ground for flat up to £245,000 and found one near me in Chatham I like with open areas and railway links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Chatham for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I was pointed in your direction by a number of selling agents in Chatham to find a conveyancer on your site. Is there a financial upside for Estate Agents to offer your lawyers ahead of alternative conveyancing organisations?
We refuse to offer any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.