My IFA has requested my Rendlesham law firm’s panel reference for the HSBC conveyancing panel. Can you suggest how I discover this. I have contacted my local Rendlesham office but they cant find it on their system.
You are best placed to get this information from your Rendlesham conveyancer . Most Rendlesham conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My brother and I have lately acquired a property in Rendlesham. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Rendlesham?
The question is vague as what problems have arisen and if they are relate to conveyancing in Rendlesham. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire known as a Seller’s Property Information Form. answers proves to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Rendlesham.
I own a freehold premises in Rendlesham but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Rendlesham and has limited impact for conveyancing in Rendlesham 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 creation 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 will be extinguished.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who handled the conveyancing in Rendlesham 5 years ago are no longer around. What are my next steps?
As long as the title is registered the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to perform a search at the Land Registry, locate your property and order current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I am buying my first flat in Rendlesham with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about the extras as it may adversely affect my mortgage with National Westminster Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Rendlesham ahead of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rendlesham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rendlesham to see if the conveyancing will be more expensive.