My IFA requires my Radcliffe law firm’s panel reference for the Lloyds conveyancing panel. How do I discover this. I have tried my local Radcliffe office but they have not got back to me yet.
You are best placed to get this information from your Radcliffe solicitor . Most Radcliffe law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
We were just about to sign contracts for a ground floor flat in Radcliffe. We have hit a snag. Our loan offer with Bank of Scotland runs out on 16/5/2023 but the vendors are putting forward a completion date of 18/5/2023. Is it possible to extend the loan offer?
The best person to deal with your question is your solicitors who is in a position to assess if they corresponding with the mortgage company, owner’s conveyancers, property agents or indeed all three given what has happend in your house move to date.
I purchased a freehold premises in Radcliffe but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Radcliffe and has limited impact for conveyancing in Radcliffe 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old 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.
Should my solicitor be asking questions about flooding during the conveyancing in Radcliffe.
Flooding is a growing risk for conveyancers specialising in conveyancing in Radcliffe. There are those who buy a property in Radcliffe, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Radcliffe. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine whether the premises has ever been flooded. If the property has been flooded in past and is not notified by the owner, then a buyer may commence a legal claim for losses as a result of such an misleading reply. The buyer’s conveyancers should also order an environmental report. This should indicate whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
I purchased a 4 bedroom Victorian house in Radcliffe. Conveyancing lawyer acted for me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Radcliffe and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
I decided to have a survey completed on a house in Radcliffe before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Radcliffe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Radcliffe to see if the conveyancing will be more expensive.