Is the fact that my conveyancer in Claverdon is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Claverdon conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am the registered owner of a freehold premises in Claverdon but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Claverdon and has limited impact for conveyancing in Claverdon 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 from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Have purchased a a semi-detached house in Claverdon , how long will it take for the Land Registry to record my title? My Claverdon conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are addressed.
There is nothing unique when it comes to conveyancing in Claverdon registration formalities. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd parties. Currently roughly 80% of such applications are fully addressed within two weeks but some can be subject to longer delays. Registration is effected once the new owner has moved in to the property so post completion formalities is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Claverdon is the location of the property. Is there any advice you can give?
Flying freeholds in Claverdon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Claverdon you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Claverdon may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Claverdon and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Claverdon is one of the many locations in which our lawyers are located
I have been informed by many estate agents that it can take 6-8 weeks for Claverdon conveyancing to complete.This was a month ago. The draft contract was only sent to my solicitor last week so does the clock start running now?
Do not bank on completing on a specific date until exchange of contracts takes place. Regardless of the assurances the people you are purchasing from or selling to make, or your estate agent makes don't rely on them. More stress is caused to buyers and sellers by unfulfilled assurances than anything else.