I have just been advised by my broker that my Martock the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
The first thing you need to do is to call your Martock conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I require conveyancing for a flat in a fairly new development (five years built) in Martock. The vast majority the properties are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Martock?
You would be putting yourself at risk in refusing to carrying out Martock conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. If speed and expenses are top of your concerns you should consider with your lawyer about the possibility of search insurance
I purchased a freehold house in Martock but nevertheless pay rent, why is this and what is this?
It is rare for properties in Martock and has limited impact for conveyancing in Martock 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.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a high street conveyancing solicitor in Martock?
You should check but the chances are that appoint one of their panel conveyancers if you accept the "fee-free" deal. Contact the lender and explore if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Martock.
I used Arc property Solicitors a few years past for my conveyancing in Martock. Now, I need my documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Martock of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How can the Landlord & Tenant Act 1954 affect my business property in Martock and how can you help?
The 1954 Act provides protection to commercial lessees, giving them the dueness to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Martock