I am progressing with the sale of my house in Claverley and the estate agent has just called to say that the buyers are swapping conveyancer. The reason given is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Claverley ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
I purchased a freehold property in Claverley but still invoiced for rent, why is this and what is this?
It is rare for properties in Claverley and has limited impact for conveyancing in Claverley 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 establishment of fresh rentcharges from 1977 onwards.
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.
My wife and I have recently appointed a conveyancing solicitor in Claverley. I I am struggling to find out if they are accepted on the Lloyds TSB Bank conveyancing panel. Could you assist?
The first thing you should do is phone the lawyer and ask them if they are on the lender panel. Alternatively you can get in touch with Lloyds TSB Bank who may be able to assist.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Claverley?
Unless a previous purchase of the property took place after 12 October 2013 you could expect solicitors delivering conveyancing in Claverley to remain encouraging a chancel search and or insurance against a claim.
I need to instruct a conveyancing practitioner in Claverley for my home move. Is there any facility to check a solicitor's record with the legal regulator?
Anyone can search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.
I only have Seventy years left on my lease in Claverley. I am keen to get lease extension but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to track down the freeholder. For most situations an enquiry agent may be helpful to conduct investigations and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the application to the County Court covering Claverley.
Claverley Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing
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Are there any major works in the planning that could add a premium to the maintenance fees? Its a good idea to find out as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day issues like the tidiness of the common parts. Ask other tenants if they are happy with them. On a final note, investigate as to the dates that the service fees are due to the relevant party and precisely what you get for your money. What prohibitions are there in the Claverley Lease?