My wife and I are looking to buy a house in Haslington and have appointed a Haslington conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Aldermore have this afternoon contacted us to inform me that they have now hit a problem as our Haslington conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Haslington lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I own a freehold premises in Haslington but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Haslington and has limited impact for conveyancing in Haslington 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 post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
My uncle passed away last year and as sole heir and executor I was left the house in Haslington. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Haslington. Conveyancing is necessary. What are my next steps?
Having exchanged you must appoint a conveyancing solicitor quickly as you now have a pending a drop dead date to complete the purchase. All auction property should have an associated legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
I have decided to exercise my right to buy my property in Haslington off the council. I have a mortgage offer with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being problematic. The Haslington solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches disclose impending roadworks that could affect a commercial land in Haslington?
Many commercial conveyancing solicitors in Haslington will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Haslington. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Haslington.
For each commercial conveyancing transaction in Haslington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Haslington commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Haslington.
Have purchased a a detached house in Haslington , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Haslington conveyancing solicitor works at snail pace, so I want to check that my purchase is registered.
There is nothing unique about conveyancing in Haslington registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the purchaser has moved in to the property thus an expedited registration is not always top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.