I purchased a freehold premises in Small Heath yet pay rent, why is this and what is this?
It’s unusual for properties in Small Heath and has limited impact for conveyancing in Small Heath 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 new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
My bid for a property was accepted at auction in Small Heath. Conveyancing is needed. What happens now?
Having for in every practical sense signed on the dotted line you should hire the services of a conveyancing lawyer quickly as you are faced with a tight deadline in which to complete the conveyancing. All auction property will have an associated legal pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to the solicitor instructed by you as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.
We had instructed conveyancing lawyers located in Small Heath on the Barclays solicitor approved list. They have just billed me a supplemental amount for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This fee is not set by Barclays but by your Small Heath lawyer. Some firms on the Barclays panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
How can we know in advance if a Small Heath conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Small Heath obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your transaction.
I am purchasing a property and the lawyer has mentioned Chancel Repair to which the house may be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Small Heath
Unless a prior purchase of the premises took place post 12 October 2013 you can expect lawyers conducting conveyancing in Small Heath to remain encouraging a chancel search and or insurance against a claim.
Me and my brother have a 4 bedroom Victorian house in Small Heath. Conveyancing practitioner acted for me and Bank of Ireland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Small Heath and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
How difficult is it to change conveyancer as I have to retain one who is on the National Westminster Bank conveyancing panel. I was using a local conveyancing solicitor in Small Heath five minutes from me but the firm is not accepted by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Small Heath on the National Westminster Bank panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Small Heath. Using search facility on this website, you can contrast charges for conveyancing solicitors in Small Heath and throughout England and Wales.
Builders have suggested I use a solicitor and I've received an estimate from them. It's nearly three hundred pounds cheaper than my own Small Heath lawyer. What's the catch?
Builders frequently have panels of solicitors who expedite matters and who know the developer’s paperwork and solicitor. Plenty of developers offer an incentive to use a preferred lawyer for this reason, any increased charges can be avoided and a builder won't put forward a conveyancing factory and run the risk of having the transaction delayed when they need an exchange inside a month. The argument for not opting for the suggested conveyancing practitioner is that they may be reluctant to 'push' your interests at the risk of upsetting the sellers. Where you have concerns that this may be the case you should stick with your high street Small Heath lawyer.