I am purchasing a house for cash in Kenilworth. I have been living for the previous 15 years in Kenilworth. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then almost all of the Kenilworth conveyancing searches are non-obligatory. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches done, but she is duty bound to take that path of encouragement . One thing to consider; if you are intend to sell the house one day, it could be of interest to your future buyer what the searches disclose. On occasion properties with day to day issues can still throw up unpredicted search results. A competent conveyancing solicitor in Kenilworth should provide you some constructive guidance in this regard.
I own a freehold house in Kenilworth but still pay rent, why is this and what is this?
It’s unusual for properties in Kenilworth and has limited impact for conveyancing in Kenilworth 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 establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kenilworth
There are many recorded licenced Conveyancers in Kenilworth and Solicitor partnerships in Kenilworth offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is it the case that all Kenilworth conveyancing solicitors on the Co-operative conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Kenilworth. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Have completed on a a detached house in Kenilworth , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Kenilworth conveyancing solicitor works at snail pace, so I want to check the registration is addressed.
There is nothing unique when it comes to conveyancing in Kenilworth registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. As of today approximately 80% of submission are fully addressed within two weeks but some can be subject to extensive delays. Registration occurs once the purchaser is living at the premises so registration formalities is not typically top priority but where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I have been sourcing a conveyancing lawyer in Kenilworth for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
One can see presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.
Developers have recommended to me a solicitor and I've obtained a quote from them. They are almost £300 cheaper than my preferred Kenilworth property lawyer. What's the catch?
Developers often have panels of conveyancing practitioners who are quick and who know the seller’s paperwork and solicitor. As many developers offer an inducement to select a preferred property lawyer for this reason, any increased cost can be avoided and a builder will not put forward a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange in 28 days. A counter-argument for not opting for the recommended lawyer is that they may prove unwilling to 'push' your interests at the risk of alienating the sellers. Where you have concerns that this may be the situation you should remain with your high street Kenilworth solicitor.