I am acquiring a property for cash in Yatton. I have been residing for the previous 20 years in Yatton. Conveyancing searches are expensive. Given that I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then almost all of the Yatton conveyancing searches are optional. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. One thing to take into account; if you are intend to dispose of the house at a future date, it will be of importance to your future buyer what the searches determine. Sometimes properties with no practical issues can still throw up unexpected search results. A competent conveyancing solicitor in Yatton will provide you some helpful guidance concerning this.
I am the registered owner of a freehold premises in Yatton but still pay rent, why is this and what is this?
It’s unusual for properties in Yatton and has limited impact for conveyancing in Yatton 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of new 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 after 2037 will be extinguished.
My stepmother advised me that in buying a property in Yatton there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Yatton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Yatton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Yatton conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Yatton getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Yatton solicitor on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
A friend recommended that where I am purchasing in Yatton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Yatton conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Yatton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Yatton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Yatton Education with plans and statistics, Local Amenities and other useful information about Yatton.
I have been on the look out for a ground for flat up to £245,000 and identified one near me in Yatton I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Yatton in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.