I am getting a offer of a home loan from Santander. I intend to retain the legal services of a Licensed Conveyancer in Studley. Does the Santander Solicitor panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am the registered owner of a freehold premises in Studley but still pay rent, why is this and what is this?
It is rare for properties in Studley and has limited impact for conveyancing in Studley 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 creation 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 in 2037 is to be dispensed with completely.
Having spent time looking at moneysavingexpert.com for a conveyancing lawyer in Studley, many say that I should use a CQS assured lawyer. Can you explain what CQS is?
Studley Conveyancing Quality Scheme law firms have been granted certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS enables buyers and sellers to recognise solicitor firms who provide a quality residential conveyancing. Studley is one of the many areas in England and Wales in which CQS have a presence. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in Studley 10 years ago are no longer around. What do I do?
As long as you have a registered title the information relating to your proprietorship will be held by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and get up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Studley I like with amenity areas and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Studley suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage that many years may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I need to retain a conveyancing solicitor for my conveyancing in Studley. I have chance upon a web site which seems to have the ideal solution If it is possible to get all this stuff done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?