I am in the market for a low cost conveyancer. Do I opt for a nationwide conveyancer rather than a local Cowley conveyancing solicitor?
Cowley is a special area, where neighbourhood experience is a significant benefit. The relaxed pace of life has it’s attractions – but not for your conveyancing. The solicitors that we work with combine in-depth Cowley know how with a proactive, can doattitude that helps the conveyancing to progress with the minimum of fuss. It is a definite plus that they enjoy long term rapport with financial advisers, search providers, valuers and other Cowley conveyancing firms
I am the registered owner of a freehold house in Cowley but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Cowley and has limited impact for conveyancing in Cowley 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 fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Should our solicitor be raising enquiries regarding flooding during the conveyancing in Cowley.
The risk of flooding is if increasing concern for solicitors dealing with homes in Cowley. There are those who acquire a house in Cowley, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Cowley. The conventional set of property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to discover if the property has historically flooded. In the event that the property has been flooded in past which is not revealed by the owner, then a purchaser may commence a legal claim for losses as a result of such an inaccurate response. The purchaser’s lawyers will also carry out an enviro search. This should higlight whether there is any known flood risk. If so, more detailed investigations should be initiated.
I bought my flat on 8 March and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Cowley said it will be registered inside ten days. Are properties in Cowley uniquely lengthy to register?
As far as conveyancing in Cowley registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry need to notify any 3rd persons or bodies. As of today in the region of three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive delays. Registration takes place after the purchaser has moved in to the property thus 'speed' is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I'm buying a new build house in Cowley benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this deal as it may put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm converting the mortgage on my primary home to a buy to let mortgage with Norwich and Peterborough Building Society and I will use the rest of the raised equity towards further property. The location we are talking about is Cowley. Will your lawyers be able to act for the two lenders and tie in the transactions?
Make use of our comparison tool on this page to ensure that the conveyancers are on the relevant lender panels. Having checked that they are your lawyer will be able to connect the two conveyancing matters but you should talk with you conveyancer and specify your expectations and requirements.