My financial adviser has requested my Higham Wood law firm’s panel reference for the Santander conveyancing panel. What is the best way to discover this. I have called my local Higham Wood branch but they cant find it on their system.
The sensible thing to do is ask for this information from your Higham Wood lawyer . They keep a central record lender panel numbers.
I am the registered owner of a freehold property in Higham Wood but still charged rent, why is this and what is this?
It is rare for properties in Higham Wood and has limited impact for conveyancing in Higham Wood 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 generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
The Higham Wood conveyancing firm that just started acting on my house acquisition in Higham Wood have suddenly shut down. They were on acting for me because I needed a solicitor on the Yorkshire BS conveyancing panel and my preferred Higham Wood lawyer was not. I cut them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
How does conveyancing in Higham Wood differ for newly converted properties?
Most buyers of new build property in Higham Wood approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Higham Wood typically purchase the real estate, 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 conveyancing solicitors 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 Higham Wood or who has acted in the same development.
I opted to have a survey completed on a property in Higham Wood before instructing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders tend refuse to give a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Higham Wood. Conveyancing will be smoother if you use a solicitor in Higham Wood especially if they are accustomed to such properties in Higham Wood.
How does the Landlord & Tenant Act 1954 impact my commercial offices in Higham Wood and how can your lawyers assist?
The 1954 Act provides protection to commercial leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Higham Wood