I am hoping to receive a mortgage offer from Santander. I hope to enlist the help of a Licensed Conveyancer in South Brent. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am the registered owner of a freehold premises in South Brent but still charged rent, why is this and what is this?
It’s unusual for properties in South Brent and has limited impact for conveyancing in South Brent 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 redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We wish to acquire a newbuild flat in South Brent with a loan from Clydesdale.We have a South Brent conveyancing solicitor but Clydesdale advised that his firm is not listed on their approved list of firms. we are left little option but to use a Clydesdale panel firm or keep our local solicitor and fork out for a Clydesdale panel lawyer to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?
Unfortunately,no. The mortgage offered to you contains terms and conditions, one of which will be that lawyers needs to be on the Clydesdale approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Clydesdale
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in South Brent?
Its becoming the norm that commercial conveyancing solicitors in South Brent will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in South Brent. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Brent.
For every commercial conveyancing transaction in South Brent it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to South Brent commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in South Brent.
I am looking for a conveyancing solicitor in South Brent for my home move. Is there any facility to review a solicitor's complaints history with the legal regulator?
One can find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
What advice can you give us when it comes to finding a South Brent conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a South Brent conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non South Brent conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If the firm is not ALEP accredited then why not?
South Brent Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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The best form of lease arrangement is a share of the freehold. In this scenario the leaseholders enjoy being in charge if their destiny and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. How much is the maintenance charge and ground rent on the property? This information is useful as a) areas could result in problems for the block as the common areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to know about it