I opted for a high street firm for my conveyancing in Clitheroe yesterday. Going through the Terms it is apparent thatI am liable for charges even if the movedoes not happen. Would I be best advised to use a web based firm who offer no-sale-no-fee conveyancing in Clitheroe?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to neutralise the transactions that do not proceed. Dont forget that these promotions generally do not cover disbursements by way of example Clitheroe conveyancing search costs.
Can you help? My Clitheroe conveyancer is informing me me that she is duty bound toconduct Clitheroe conveyancing searches stemming from the fact thatthe firm are on the Nat Westconveyancing panel. These Clitheroe searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Clitheroe conveyancing searches.
I purchased a freehold premises in Clitheroe but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Clitheroe and has limited impact for conveyancing in Clitheroe 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 establishment of fresh 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 after 2037 will be dispensed with completely.
I am selling our home in Clitheroe and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Clitheroe. Having lived in Clitheroe for 4 years we know that this is a non issue. Should we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You should check with 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 life insurance to cover that same ailment)
Me and my brother purchased a renovated Edwardian house in Clitheroe. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clitheroe and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.
Do I need to be suspicious by brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Clitheroe conveyancing firm?
As with many service providers, often suggestions from connections can be worth their weight in gold. But there are many people with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders might all put forward solicitors to use. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to appoint your preferred conveyancer. However, bear in mind that most banks have an approved list of lawyers you are obliged to use for the lender aspect of your transaction.