Is the fact that my conveyancer in Grange Over Sands is not identified on my lender's solicitor panel that there is a problem with the standard of her work?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Grange Over Sands conveyancing firm and enquire why they are no longer on the approved list for your lender.
I purchased a freehold house in Grange Over Sands yet charged rent, why is this and what is this?
It is rare for properties in Grange Over Sands and has limited impact for conveyancing in Grange Over Sands 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 many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
When it comes to mortgage companies such as Santander, do Grange Over Sands property lawyers incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I am buying a property in Grange Over Sands. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Grange Over Sands.
We were going to get a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Grange Over Sands solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Grange Over Sands solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I need some fast conveyancing in Grange Over Sands as I am faced with an ultimatum to sign on the dotted line within one month. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not obtaining a mortgage you are at liberty not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Grange Over Sands the following are instances of issues that can be revealed and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Grange Over Sands?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Grange Over Sands. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to instruct a conveyancing solicitor for my conveyancing in Grange Over Sands. I've chance upon a web site which looks to be the perfect answer If it is possible to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?