I plan on acquiring a maisonette in Red Lodge. My Solicitor has never been on on the mortgage company solicitor list. Is it possible for me to retain my Red Lodge conveyancing solicitor notwithstanding that they are excluded from the bank panel?
You will need to use a conveyancer to complete the legal work required when you require a mortgage to purchase your home. The lawyer will carry out all the relevant investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage paperwork is in order. You may select a Red Lodge conveyancer of your choosing. Nevertheless, where the property lawyer appointed is not on the mortgage company conveyancing panel supplemental charges will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so if your conveyancer has not in the past applied for membership they should do so.
I purchased a freehold property in Red Lodge yet charged rent, why is this and what is this?
It is rare for properties in Red Lodge and has limited impact for conveyancing in Red Lodge 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 fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Do I need to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Red Lodge so that I can attend their offices if necessary.
As opposed to twenty years ago, almost all banks no longer oblige their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to supply ID documents and there are still manifest benefits to choosing a locally based solicitor, in your situation a conveyancing solicitor in Red Lodge.
My partner and I are close to exchanging contracts on the sale of our home in Red Lodge and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Red Lodge. Having lived in Red Lodge for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I used Wolstenholmes a few years ago for my conveyancing in Red Lodge. Now, I need my files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Red Lodge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Why is New Build conveyancing in Red Lodge more expensive?
Conveyancing in Red Lodge for recently converted or new build homes can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional questions and contractual considerations.