I own a freehold property in Bulwell but still pay rent, why is this and what is this?
It’s unusual for properties in Bulwell and has limited impact for conveyancing in Bulwell 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 date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
In reading consumer advice sites for a recommended solicitor in Bulwell, many comment that I should look for a CQS kitemarked lawyer. What is CQS?
Bulwell Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society CQS was created to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise practices who provide a quality residential conveyancing. Bulwell is one of the many areas in England and Wales in which CQS are located. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
I'm the single beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Bulwell. The Bulwell property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the house in November. Do I have to wait 6 months to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view lenders take of it, depend on the bank as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of properties.
Completion of my remortgage has taken place for my property in Bulwell. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being pedantic. The Bulwell solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A relative advised me that where I am buying in Bulwell I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Bulwell conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Bulwell around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bulwell Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Bulwell.
My husband and I are 3 weeks into a residential purchase having been referred to solicitors by the high street agent to execute conveyancing in Bulwell. We are not happy. Can you you assist me in finding new conveyancers?
They would have to be very poor in order to consider diss instructing them. Has your mortgage offer been issued? In the event that it has you need to make them aware of the new contact details and ensure the mortgage documents are re-issued. The solicitor ideally should be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your first question of the new solicitors. Our search tool can help you find a lender approved conveyancer for your conveyancing in Bulwell
I am about to exchange on the purchase a house in Bulwell but as a result of damage from the recent storms I have agreed recompense from the seller of five thousand pounds taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however my lender will not permit this. Should they have been notified?
Your lawyer being on a bank conveyancing panel is duty bound to inform the lender of any variations to the sale figure. In the event that you did not allow your solicitor to report the price change to your lender then they would need to refrain from acting for you and the mortgage company.