I am getting a offer of a home loan from Lloyds. I would like to enlist the help of a Licensed Conveyancer in St James. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am the registered owner of a freehold property in St James but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in St James and has limited impact for conveyancing in St James 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 establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Will our conveyancer be raising enquiries regarding flooding during the conveyancing in St James.
The risk of flooding is if increasing concern for lawyers dealing with homes in St James. Plenty of people will buy a house in St James, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in St James. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a purchaser may issue a compensation claim as a result of such an inaccurate reply. A purchaser’s lawyers may also carry out an environmental report. This should disclose if there is a recorded flood risk. If so, more detailed inquiries should be conducted.
How does conveyancing in St James differ for new build properties?
Most buyers of new build or newly converted property in St James come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in St James tend to purchase the land, 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 property lawyers 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 used to new build conveyancing in St James or who has acted in the same development.
In my capacity as executor for the will of my grandmother I am disposing of a house in Neath but live in St James. My solicitor (who is 250 kilometers from mehas requested that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in St James to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in St James
How much experience do your St James conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
St James conveyancing lawyers help thousands of people move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique St James conveyancers have worked on recent similar matters.