We went with a high street lawyer for my conveyancing in Desborough yesterday. After carefully reading the Terms and Conditions it is apparent thatwe are liable for fees even where the conveyance does not complete. Should I go with them or instruct an internet conveyancing brokerage advertising no-sale-no-fee conveyancing in Desborough?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to cover the transactions that do not proceed. Please beware that such offerings tend not to protect you from expenditure for instance Desborough conveyancing search costs.
I own a freehold premises in Desborough but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Desborough and has limited impact for conveyancing in Desborough 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 creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I am helping my niece sell her flat in Desborough. Will the solicitor commission the EPC or it is for the owner to see to?
After the abolition of Home Information Packs, EPC’s was retained a compulsory element of selling a property. An energy performance certificate should be commissioned before the property is marketed. This is not as aspect of the sale process that law firms normally arrange. If you are instructing a Desborough conveyancing practitioner they may be able to arrange EPC’s due to their relationships with reputable Desborough accredited person
My conveyancer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Desborough?
The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is it correct that all Desborough CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved firms?
Some major lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I am intent on selling our property in Desborough and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Desborough. We have lived in Desborough for three years we know of no issue. Should we contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor 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)
Just had an offer accepted on a new build flat in Desborough. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Desborough
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared.
I decided to have a survey done on a property in Desborough prior to instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks tend refuse to give a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Desborough. Conveyancing may be slightly more expensive based on your lender's requirements.