I am expecting a mortgage with Santander. My intention is to instruct a Licensed Conveyancer in Horfield. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are due to complete on the purchase of a property in Horfield but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the vendor in the sum of six thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract but TSB are not allowing this. Should they have been involved?
Your property lawyer that is on a TSB approved list is required to disclose to TSB of any amendments to the purchase price. If you were to refuse your solicitor to notify the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new solicitor for your conveyancing in Horfield.
I purchased a freehold residence in Horfield but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Horfield and has limited impact for conveyancing in Horfield 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
How does conveyancing in Horfield differ for newly converted properties?
Most buyers of new build premises in Horfield approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Horfield tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Horfield or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Horfield is the location of the property. Can you shed any light on this issue?
Flying freeholds in Horfield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Horfield you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Horfield may determine 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 property.
I own a leasehold flat in Horfield. Conveyancing and Halifax mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Horfield who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Horfield conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Horfield Leasehold Conveyancing - A selection of Questions you should consider before buying
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Be sure to enquire if there are any onerous restrictions in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Horfield. If you like the apartmentin Horfield however your cat is not allowed to make the move with you then you will be faced difficult determination. What restrictions are there in the Horfield Lease? It is important to be aware whether fixing the lift or some other significant cost is coming up to be shared between the leasehold owners and will materially increase the the maintenance charges or result in a one time payment.