Do the conveyancing solicitors listed on your site handle attended exchange conveyancing in Whitworth?
We do have a number of conveyancing experts who can conduct 24hr exchanges. You should call us to secure a conveyancing quote and details as to availability.
I am the registered owner of a freehold property in Whitworth but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Whitworth and has limited impact for conveyancing in Whitworth 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 lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the HSBC Conveyancing panel ahead of completing my conveyancing in Whitworth?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am buying a end of terrace house in Whitworth. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve checks to see if these works are allowed?
Your solicitor should check the registered title as conveyancing in Whitworth can sometimes identify restrictions in the title deeds which prohibit certain alterations or necessitated the permission of another owner. Certain extensions need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Is it the case that all Whitworth conveyancing solicitors on the Kent Reliance conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
I have a mortgage with HSBC for my property in Whitworth. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
HSBC must be informed of your intention before renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.
I have justbeen informed that Action Conveyancing have closed. They conducted my conveyancing in Whitworth for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest method to see if the premises is registered to you, 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 Whitworth conveyancing specialists.
How does conveyancing in Whitworth differ for new build properties?
Most buyers of new build property in Whitworth contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because developers in Whitworth typically acquire 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 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 Whitworth or who has acted in the same development.