I am not well enough to travel far from Ainsdale. What is the rationale as to why all Ainsdale lawyers aren't automatically on all mortgage company panels?
Mortgage Companies ordinarily impose restrictions on either the type or volume of conveyancing practices on their panel. A common example of such criteria being that a organisation must have two or more partners. In addition to restricting the type of firm, some banks for instance HSBC made a decision to limit the size of their panel they permit to represent them. It is worth noting that banks have no responsibility for the accuracy of advice provided by any Ainsdale conveyancing practitioner on their panel. Property fraud was the key driver in the culling of conveyancing panels in the last decade even though there are differing assessments about whether solicitors sat at the center of that fraud. Statistics published by HMLR reveal that thousands of conveyancing organisations only carry out one or two conveyances annually. Those vindicating conveyancing panel consolidation question why law firms deserve claim to remain on a conveyancing panel when clearly property law is not their speciality?
I am the registered owner of a freehold premises in Ainsdale but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Ainsdale and has limited impact for conveyancing in Ainsdale 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 establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am purchasing a right to buy a flat in Ainsdale. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Ainsdale you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ainsdale.
A friend suggested that if I am buying in Ainsdale I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Ainsdale conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Ainsdale around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Ainsdale Education with plans and statistics, Local Amenities and other useful data regarding Ainsdale.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Ainsdale and how can your lawyers assist?
The 1954 Act provides protection to commercial lessees, granting the right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ainsdale is one of the hundreds of areas of the UK in which our lawyers are located
We're new on the property ladder - had an offer accepted, but the property agent informed us that the vendor will only move forward if we use the agent's chosen solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Ainsdale
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Ainsdale conveyancing lawyers - rather thanthose that will provide the negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by head office.