My partner and I are looking to buy a home in Blandford Forum and have instructed a Blandford Forum conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Leeds Building Society have this afternoon contacted us to inform me that there is now an issue as our Blandford Forum conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Blandford Forum solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I own a freehold property in Blandford Forum but still invoiced for rent, why is this and what is this?
It is rare for properties in Blandford Forum and has limited impact for conveyancing in Blandford Forum 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 new 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 dispensed with completely.
I am close to exchanging contracts on the sale of our house in Blandford Forum and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Blandford Forum lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Blandford Forum. Having lived in Blandford Forum for six years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Just had an offer accepted on a new build flat in Blandford Forum. Conveyancing is a frightening process 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.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Blandford Forum
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
Due to the guidance of my in-laws I had a survey completed on a house in Blandford Forum ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend refuse to grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blandford Forum. Conveyancing will be smoother if you use a solicitor in Blandford Forum especially if they are familiar with such properties in Blandford Forum.
Due to complete next month on a garden flat in Blandford Forum. Conveyancing lawyers assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Blandford Forum should include some of the following:
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Repair and maintenance of the flat Who has the liability to repair and maintain the building. It is important that you know who is responsible the repair and maintenance of all parts of the block and estate What you can do if a neighbour is in violation of a provision in their lease? specifics of the parties to the lease, for instance these could be the leaseholder, head lessor, freeholder
Blandford Forum Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
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Is anyone aware of any major works in the near future that will increase the service costs? It is important to be aware if fixing the lift or some other major work is coming up to be shared amongst the tenants and may well dramatically increase the the maintenance charges or result in a one off invoice. Make sure you investigate if the the lease includes any adverse restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Blandford Forum. If you love the propertyin Blandford Forum but your cat is not allowed to live with you then you have a very hard decision.