Me and my wife are acquiring a leasehold flat in St Anns. My lawyer is not listed on the bank approved panel. Can I still continue with my St Anns conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
One will need to appoint a conveyancer to complete the formalities if you require a mortgage to purchase your property. They will conduct all the relevant due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in place. You could select a St Anns conveyancing practitioner of your choosing. Nevertheless, if the solicitor selected is not a member of the lender approved list supplemental charges will arise as separate legal representation will be need by the lender. Bank panel applications may be submitted, so where your solicitor has not previously sought membership they should take the chance to apply.
I am the registered owner of a freehold property in St Anns but still invoiced for rent, why is this and what is this?
It is rare for properties in St Anns and has limited impact for conveyancing in St Anns 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 creation of fresh rentcharges from 1977 onwards.
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.
I am mortgaging my flat in St Anns, does my lawyer have to be on the Yorkshire BS Conveyancing panel?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
It has been five months since my purchase conveyancing in St Anns took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying my first flat in St Anns with a loan from Coventry Building Society. The developers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep told me not inform my solicitor about this extras as it will jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the will of my grandmother I am selling a house in Cardiff but reside in St Anns. My lawyer (who is 200 miles awayhas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in St Anns to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are St Anns based