I have given 2 months notice to my existing landlord and have to leave my rented flat in Salisbury by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as I wish to avoid having to move into short term accommodation?
Generally one should not serve notice on a rental until your lawyer suggests that you should. Assuming that you have not already done so, speak to your solicitor and urge them to they cajole the sellers lawyers, try to get a realistic time scale from them that all parties will look to achieve
I own a freehold residence in Salisbury but still invoiced for rent, why is this and what is this?
It is rare for properties in Salisbury and has limited impact for conveyancing in Salisbury 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 establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I am the only beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Salisbury. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership could be treated the same way as if I'd bought the property in May. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many mortgage companies would take a sensible view as this obligation primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
When it comes to mortgage companies such as Bank of Ireland, do Salisbury conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Completion of my purchase has taken place for my property in Salisbury. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
What can a local search tell me concerning the property we're buying in Salisbury?
Salisbury conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central part in most Salisbury conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
My husband and I are novice buyers - agreed a price, but the agent informed us that the seller will only issue a contract if we appoint their chosen conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Salisbury
It is highly unlikely the vendors are behind this. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to appoint your preferred Salisbury conveyancing solicitors - rather thanthe ones that will provide their estate agent a kickback or achieve conveyancing figures pre-set by HQ.
Two months into purchasing a property in Salisbury. Conveyancing lawyer has told us the title is "Leasehold". Should this adversely affect our lender’s valuation?
Salisbury conveyancing does not normally involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it shouldn't impact the value too much.
On the flip side, if it's, say, 50 years it is bound to have a material impact on the value, and most likely wouldn't be acceptable to the lender. The length of lease and ground rent will be specified in the lease which should be made available to your solicitor.