I can't travel far from Ware. Can you please explain the reason why all Ware property lawyers aren't included on all bank panels?
Before the recession most lenders displayed an approach to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, lenders have subsequently looked to extract more data from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of volume of transactions the mortgage companies insisted on.
Please could you recommend a Platform Home Loans Ltd allowed Ware conveyancing solicitor who can have us moved in within less than a month? Am I best advised to unstruct a local Ware firm or a nationwide conveyancer?
We would be happy to suggest some excellent Ware conveyancing firms. You can also walk up the main road in Ware. Approach two or three law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for a commitment on your deadline. Choose the lawyer that you are most comfortable with.
I own a freehold house in Ware yet charged rent, why is this and what is this?
It is rare for properties in Ware and has limited impact for conveyancing in Ware 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 many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
The estate agent has sent us the confirmation of our purchase of a new build flat in Ware. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ware
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Due to the advice of my in-laws I had a survey completed on a property in Ware before appointing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders may refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ware. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my current home to a BTL mortgage with Bank of Scotland and intend to use the remaining equity as a deposit on a second house. The neighborhood we are looking at is Ware. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?
Make use of our search tool on this page to be sure that the solicitors are approved by both banks. Assuming that they are the conveyancer should be able to connect the two transactions but you should have a chat with you solicitor and make clear your expectations and requirements.