I own a freehold property in Deal but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Deal and has limited impact for conveyancing in Deal 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 establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I am buying a property and require a conveyancing solicitor in Deal who is on the Barclays approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Deal. We dont recommend any particular firm.
A friend pointed out to me me that in purchasing a property in Deal there may be a number of restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Deal which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Deal should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting a further advance on our home loan from Yorkshire BS as we want to conduct improvements to our property in Deal. Do we need to choose a nearby Deal solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The Deal solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
What does a local search tell me concerning the house my wife and I buying in Deal?
Deal conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search plays an important role in many a Deal conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
How does conveyancing in Deal differ for newly converted properties?
Most buyers of new build premises in Deal contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Deal usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Deal or who has acted in the same development.
How easy is it to transfer to a new firm as I need to retain a firm on the Godiva Mortgages Ltd conveyancing list. I hired a high street conveyancing solicitor in Deal round the corner but he is not accepted by Godiva Mortgages Ltd
It would be our pleasure to assist you select a conveyancing solicitor in Deal on the Godiva Mortgages Ltd panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Deal. Using the find a conveyancing solicitor tool on this page, you can scrutinise fees for conveyancing solicitors in Deal and beyond.