Do the conveyancing lawyers via your comparison service perform conveyancing in East Harling by way of an attended exchange?
There are a few conveyancing specialists carrying out attended exchanges. Please call us to get a conveyancing quote and details as to dates.
I am the registered owner of a freehold residence in East Harling yet charged rent, why is this and what is this?
It’s unusual for properties in East Harling and has limited impact for conveyancing in East Harling 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 generation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Barclays Solicitor panel ahead of completing my conveyancing in East Harling?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We had chosen conveyancers with offices in East Harling on the Skipton solicitor approved list. They are now charging me a supplemental charge for handling the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The fee is not dictated by Skipton but by your East Harling property lawyer. Some firms on the Skipton panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
We have agreed to purchase a house in East Harling. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Aldermore your lawyer must comply with the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties countrywide and is not restricted to East Harling.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local East Harling solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Harling postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in East Harling.
We are purchasing a property and the conveyancer has mentioned Chancel Repair to which the property may be obligated to pay because it falls into the area of such a church. She has recommended insurance. Is this really required for conveyancing in East Harling
Unless a previous acquisition of the house completed after 12 October 2013 you may assume that lawyers delivering conveyancing in East Harling to remain encouraging a chancel search and or insurance against a claim.
Our lawyer in East Harling has uncovered a defect with the lease for the flat we are buying in East Harling. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.