I can't travel far from Belbroughton. Is there a reason why all Belbroughton conveyancers are not on all lender panels?
Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or solicitor’s point of view, the flip side is that mortgage companies are increasingly anxious and regard it necessary to protect them against illegal activities. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a manageable size.
I am the registered owner of a freehold residence in Belbroughton but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Belbroughton and has limited impact for conveyancing in Belbroughton 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old 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.
The Belbroughton conveyancing firm that I appointed last week on my purchase in Belbroughton have suddenly closed. I chose them because I needed a solicitor on the Nationwide conveyancing panel and my previous Belbroughton lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
What will a local search tell me about the property my wife and I buying in Belbroughton?
Belbroughton conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search is essential in every Belbroughton conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
What does commercial conveyancing in Belbroughton cover?
Non domestic conveyancing in Belbroughton incorporates a broad range of advice, offered by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.