I plan on buying a flat in Kineton. My property lawyer has never been on on the mortgage company solicitor panel. Can I still use my Kineton conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
Various options include
- Carry on with your chosen Kineton property lawyer but your mortgage company will no doubt instruct a conveyancer on their conveyancing panel. The net result is additional charges together with probable interruption.
- Choose a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get listed on the lender’s conveyancing panel
I am the registered owner of a freehold premises in Kineton but nevertheless pay rent, why is this and what is this?
It is rare for properties in Kineton and has limited impact for conveyancing in Kineton 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 fresh 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 in 2037 is to be extinguished.
My property lawyer in Kineton is not listed on the The Royal Bank of Scotland Conveyancing Panel. Can I still continue with my prefered solicitor even though they are excluded from the The Royal Bank of Scotland panel?
Your options are as follows:
- Complete the purchase with your preferred Kineton lawyers but The Royal Bank of Scotland will need to use a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees as well as cause frustration.
- Choose an alternative solicitor to act in the conveyancing, obviously checking they are The Royal Bank of Scotland approved.
- Try to convince your The Royal Bank of Scotland solicitor to attempt to join the The Royal Bank of Scotland panel
Just acquired a detached house in Kineton , What is the estimated time for the Land Registry to register my ownership? My Kineton conveyancing solicitor has been painfully slow, so I want to be sure the registration is addressed.
As far as conveyancing in Kineton is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd parties. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the purchaser has moved in to the premises therefore an expedited registration is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Kineton is where the house is located. What do you suggest?
Flying freeholds in Kineton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kineton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kineton 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 premises.
My solicitors in Kineton have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.