I am selling my home in Datchet and Langley and the EA has just telephoned to advise that the purchasers are changing their property lawyer. The reason given is that the bank will only deal with property lawyers on their approved list. Why would a leading lender only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Datchet and Langley ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been stiffened 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 says it is hearing daily from firms that have been removed from panels. Plenty of firms 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. Your purchasers are not going to have any impact on this.
I am the registered owner of a freehold house in Datchet and Langley but still charged rent, why is this and what is this?
It’s unusual for properties in Datchet and Langley and has limited impact for conveyancing in Datchet and Langley 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.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I have justbeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Datchet and Langley for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Datchet and Langley conveyancing specialists.
Do I need to be wary about third parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Datchet and Langley conveyancing firm?
As with lots of service providers, often recommendations from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest conveyancers to retain. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are free to appoint your own lawyer. However, bear in mind that the majority of lenders specify a panel list of law firms you must use for the mortgage aspect of your transaction.
I need to instruct a conveyancing solicitor for freehold conveyancing in Datchet and Langley. I've land on a site which looks to be the ideal solution If it is possible to get all this stuff completed via email that would be preferable. Should I be wary? 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?
I am on look out for some leasehold conveyancing in Datchet and Langley. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Datchet and Langley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
We have reached the end of our tether in trying to purchase the freehold in Datchet and Langley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Datchet and Langley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Datchet and Langley residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired residue of the current lease was 69 years.