I own a freehold house in Skelmersdale but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Skelmersdale and has limited impact for conveyancing in Skelmersdale 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 generation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
Is there a search tool that I can use to find out if the solicitor conducting my conveyancing in Skelmersdale is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus paying £187.00 plus VAT in supplemental legal bill.
Feel free to take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type ‘Skelmersdale’ or your preferred area and you will see numerous conveyancers based in Skelmersdale or by proximity to you.
We expect to receive a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Skelmersdale solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Skelmersdale solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
Completion of my remortgage has taken place for my property in Skelmersdale. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. 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.
I can not work out if my bank requires a lease extension. I have called into my local Skelmersdale bank branch on various occasions and was told it wasn't an issue and they would lend. My Skelmersdale conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancing practitioner has to comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I require expedited conveyancing in Skelmersdale as I have pressure to sign on the dotted line in less than one month. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Skelmersdale the following are examples of issues that can arise and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
In what way does the Landlord & Tenant Act 1954 affect my business property in Skelmersdale and how can you help?
The particular law that you refer to gives protection to business lessees, granting the dueness to make a request to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Skelmersdale
My step-son is just in the process of moving house, the home loan was agreed last week in principle. When the seller agreed the offer on the flat we called the building society to go forward with his. I was very surprised to learn that banks do not accept all solicitor, they must be on their panel, is this legal?
Banks tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Skelmersdale conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.