Much to our surprise we have been informed by our estate agent that my Highcliffe solicitor is not on the bank Solicitor panel. What can I do to be sure if this is correct?
The first thing you need to do is to contact your Highcliffe lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may be able to suggest a Highcliffe conveyancing firm that is on the approved list of lawyers for your mortgage company.
I purchased a freehold residence in Highcliffe but still pay rent, why is this and what is this?
It is rare for properties in Highcliffe and has limited impact for conveyancing in Highcliffe 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 generation 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 will be dispensed with completely.
I am assisting my aunt sell her flat in Highcliffe. Will the solicitor arrange an energy assessment or it is for me to see to?
Following the demise of HIPs, EPC’s was left as a compulsory part of selling a house. An energy assessment should be commissioned prior to the property being advertised. It is not something that lawyers normally organise. If you are instructing a Highcliffe conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with reputable local accredited person
We had selected conveyancers with offices in Highcliffe on the Kent Reliance solicitor approved list. They are now charging me a further charge for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. The fee is not set by Kent Reliance but by your Highcliffe property lawyer. Some firms on the Kent Reliance panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I recently had an offer agreed on an apartment in Highcliffe. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £200. A few days later, the lawyer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Highcliffe and how can you help?
The particular law that you refer to provides protection to commercial lessees, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Highcliffe
I am 14 days into a leasehold purchase having been directed to a firm by the selling agent to perform conveyancing in Highcliffe. I am am extremely dissatisfied with the level of service. Could you help me find new lawyers?
They would have to be very poor in order to consider changing them. Has your mortgage offer been sent? If so you will need to advise them of the new solicitor and get the loan are re-sent. Your conveyancer needs to be on the lenders approved list to avoid escalating costs and delays. So that should be your first question of the new solicitors. The find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Highcliffe
What is the difference between surveying and conveyancing in Highcliffe?
Conveyancing - in Highcliffe or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to fix the defects before you complete your move.