The loan offer from HSBC for the refinancing of my 2 room maisonette is due imminently. Are you able to propose a cheap conveyancing practitioner in Pangbourne?
This site is not designed to help those in their quest for the lowest fares for conveyancing solicitors in Pangbourne. We can offer you affordable conveyancing but we do not aim to advertise as being the cheapest. Do not be swayed by companies teasing you with ninety nine pound conveyancing in Pangbourne. At best, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not end up with the service you were looking for.
I am the registered owner of a freehold property in Pangbourne yet charged rent, why is this and what is this?
It is rare for properties in Pangbourne and has limited impact for conveyancing in Pangbourne 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 generation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Should my solicitor be raising questions concerning flooding as part of the conveyancing in Pangbourne.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Pangbourne. Some people will buy a property in Pangbourne, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Pangbourne. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer could issue a claim for damages stemming from an inaccurate reply. The purchaser’s solicitors will also conduct an environmental search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Pangbourne is where the house is located. Is there any guidance you can impart?
Flying freeholds in Pangbourne are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pangbourne you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pangbourne 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 premises.
What tools are available to locate a Pangbourne solicitor on the Platform Home Loans Ltd conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the solicitor.
Feel free to make use of the facility on this page. Please select a lender and your location and you will see a number of Pangbourne conveyancing lawyers based on proximity. We have listed some Pangbourne conveyancing firms at the bottom of this page and you can call them to verify if they are on the Platform Home Loans Ltd member panel
Can you provide any advice for leasehold conveyancing in Pangbourne with the aim of expediting the sale process?
- Much of the delay in leasehold conveyancing in Pangbourne can be reduced if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the buyers’ solicitors. You believe that you know the number of years left on your lease but you should double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 75 years. It is therefore essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than unresolved. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share document. Obtaining a replacement share certificate can be a lengthy formality and frustrates many a Pangbourne home move. If a duplicate share certificate is required, do contact the company officers or managing agents (if applicable) for this as soon as possible.
Pangbourne Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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Are there any major works on the horizon that could increase the service fees? Best to be warned whether redecorating or some other major work is anticipated to be shared between the leasehold owners and will materially increase the the maintenance fees or necessitate a one off payment. Generally speaking the outlay for major works are not included within service charges, albeit that there some managing agents in Pangbourne require leaseholders to pay into a sinking fund and this is used to offset against larger repairs or maintenance.