I sincerely hope you can help me. My Somersham conveyancer is informing me me that he is legally obliged toconduct Somersham conveyancing searches stemming from the fact thatthe firm are on the Santandersolicitor panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Somersham conveyancing searches.
I purchased a freehold premises in Somersham yet invoiced for rent, why is this and what is this?
It is rare for properties in Somersham and has limited impact for conveyancing in Somersham 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 from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
I have justfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Somersham for a purchase of a leasehold apartment 10 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Somersham conveyancing specialists.
How does conveyancing in Somersham differ for newly converted properties?
Most buyers of new build residence in Somersham approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Somersham typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Somersham or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Somersham is the location of the property. Is there any advice you can impart?
Flying freeholds in Somersham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Somersham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Somersham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should local authority permission be required to convert a house into two flats in Somersham? This has taken place to a house next door to a relative in Somersham and was unaware of the conversion until it was complete.
Planning permission is needed for splitting a single house in Somersham into apartments but possibly not for reverting back to single dwelling-house so, in answer to your query, yes.