Am I correct in assuming that the fact that my conveyancer in Nine Elms is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Nine Elms conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I purchased a freehold property in Nine Elms yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Nine Elms and has limited impact for conveyancing in Nine Elms 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 many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous 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 dispensed with completely.
We are planning to purchase with Earl Shilton BS. We have called around locally yet cant to find a Nine Elms conveyancing firm on the Earl Shilton BS panel. Could you help?
Please do make use of the find a conveyancing panel solicitor tool on this web page. Pick the building society and type Nine Elms or your preferred area and you will see a number of lawyer located in Nine Elms or near you.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Nine Elms 10 years ago have long since closed. What are my options?
As long as the title is registered the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, find your house and obtain up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Nine Elms is the location of the property. Is there any guidance you can impart?
Flying freeholds in Nine Elms are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nine Elms you would need to get your solicitor to go 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 Nine Elms 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.
Our mortgage broker has recommended their lawyer for my conveyancing in Nine Elms - won’t it be easier to just instruct them?
It is not always the case and you are at liberty to instruct whichever lawyer you decide for your Nine Elms home move. A conveyancer put forward by an estate agent may not necessarily be the right property lawyer, they may recommend their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.