Our Oldland solicitor has spotted a discrepancy when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My lawyer has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I purchased a freehold house in Oldland yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Oldland and has limited impact for conveyancing in Oldland 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 generation of new rentcharges from 1977 onwards.

Old 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 dispensed with completely.

My wife and I are purchasing a property in Oldland. I might seem paranoid but how we can trust a conveyancer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am due to move property in July. Will my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Oldland. Conveyancing lawyer was organised before I stumbled across your site.

On the day of completion you will need to collect the house keys from the selling agent however this should only happen after the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to tell the removal men that they can start moving you in. We do not suggest a specific removal organisation but can assist you in locating a residential property solicitor in Oldland or a firm that specialises in conveyancing in Oldland.

I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Oldland solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Oldland?

Its becoming the norm that commercial conveyancing solicitors in Oldland will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Oldland. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Oldland.

For each commercial conveyancing transaction in Oldland it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Oldland commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Oldland.

I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Oldland. Conveyancing advisers have not yet been appointed. Will they explain the issues?

The majority of houses in Oldland are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Oldland so you should seriously consider shopping around for a Oldland conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will report to you on the legal implications.

Leasehold Conveyancing in Oldland - A selection of Queries Prior to Purchasing

For many Oldland leaseholds the outlay for major works are not built into the service charges, albeit that some managing agents in Oldland require leaseholders to pay into a reserve fund and this is used to offset against major works. Does the lease include onerous restrictions? What is the the remaining lease term?