I can't travel far from Cilcain. Please clarify why all Cilcain conveyancing practitioners aren't included on all bank panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It led to mortgage companies culling less reputable firms from their books of approved solicitors .
Can you help? My Cilcain lawyer is informing me me that she is duty bound toconduct Cilcain conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is my lawyer right?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Cilcain conveyancing searches.
I purchased a freehold premises in Cilcain yet charged rent, why is this and what is this?
It’s unusual for properties in Cilcain and has limited impact for conveyancing in Cilcain 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 creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who dealt with the conveyancing in Cilcain 4 years ago are no longer around. What are my next steps?
You no longer need to hold title official documentation to evidence that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
Do I need to be wary about brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Cilcain conveyancing practice?
As with lots of professional services, often input from family and friends can be very helpful. Nevertheless there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks might all put forward lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to appoint your preferred conveyancer. Don't forget that many lenders have an approved list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.
My dad purchased his flat in Cilcain Six years ago. He has been wed, widowed and has recently married again. He will be selling the apartment in a couple of months. I suspect that he will simply be need to provide a copy of his marriage certificates to the lawyer however he is worried it will delay the conveyancing. Should he appoint a property lawyer to update the land title documents for the property?
The is no need to update the title for the property on the basis that you have the evidence needed to show how the change of name occurred.
Any buyer’s lawyer will examine the title entries and need evidence by way of proof of the change of name e.g. marriage documentation.