I am getting a offer of a home loan from Lloyds. I intend to instruct a Licensed Conveyancer in Harpenden. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am the registered owner of a freehold house in Harpenden yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Harpenden and has limited impact for conveyancing in Harpenden 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 creation of new rentcharges post 1977.
Old 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 extinguished.
Will our solicitor be raising questions about flooding as part of the conveyancing in Harpenden.
Flooding is a growing risk for solicitors dealing with homes in Harpenden. There are those who buy a property in Harpenden, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their solicitors which should give them a better understanding of the risks in Harpenden. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to discover whether the property has suffered from flooding. If the property has been flooded in past and is not revealed by the vendor, then a purchaser could bring a claim for damages stemming from an incorrect reply. A purchaser’s lawyers will also conduct an environmental report. This should indicate if there is any known flood risk. If so, additional inquiries should be made.
Have purchased a a semi-detached house in Harpenden , how long should it take for the Land Registry to record the transfer to my name? My Harpenden conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.
There is nothing unique about conveyancing in Harpenden registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. At present roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration occurs once the new owner has moved in to the premises so 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Harpenden is the location of the property. Can you shed any light on this issue?
Flying freeholds in Harpenden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harpenden you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harpenden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking for a conveyancing solicitor in Harpenden for my house move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
One may search for published Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.