My husband and I are acquiring a newly constructed apartment in Whitchurch and my lawyer is telling me that she has to the bank to disclose incentives from the developer. I am on a tight deadline to exchange contracts and I would rather not delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am the registered owner of a freehold residence in Whitchurch but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Whitchurch and has limited impact for conveyancing in Whitchurch 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 establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I need some fast conveyancing in Whitchurch as I have an ultimatum to complete in less than 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no conveyancer would recommend that you don't. With lots of history conveyancing in Whitchurch the following are examples of what can arise and adversely impact future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...
five months have gone by since my purchase conveyancing in Whitchurch completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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 residence 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.
How does conveyancing in Whitchurch differ for newly converted properties?
Most buyers of new build or newly converted property in Whitchurch come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Whitchurch tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Whitchurch or who has acted in the same development.
The conveyancing solicitors conducting our conveyancing in Whitchurch has sent papers to review that state the land is unregistered with epitome documents. Surely all property in Whitchurch are registered?
Although most properties in Whitchurch are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Whitchurch that has been remortgaged since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Whitchurch property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Whitchurch conveyancing lawyers should be able to handle such matters but in the event that uncertainty reigns the usual advice these days is for the seller to register the title first and then deal with the sale conveyance - this no doubt result in a drawn-out home move.