Am I correct in assuming that the fact that my solicitor in Binfield is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Binfield conveyancing firm and enquire why they are no longer on the approved list for your bank.
I own a freehold house in Binfield but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Binfield and has limited impact for conveyancing in Binfield 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 many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
The deeds to our property are lost. The conveyancers who handled the conveyancing in Binfield 10 years ago have long since closed. What are my next steps?
Assuming you have a registered title the details of your ownership will be recorded by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your property and obtain current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I have been sourcing a conveyancing practitioner in Binfield for my sale. Is there any facility to see a firm’s record with the profession’s regulator?
Members of the public may review presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.
I have recently realised that I have Sixty One years remaining on my lease in Binfield. I need to get lease extension but my landlord is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you have done all that could be expected to locate the lessor. On the whole an enquiry agent would be helpful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Binfield.
Binfield Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
Many Binfield leasehold apartments will have a service bill for maintenance of the block set by the management company. Where you purchase the property you will have to pay this liability, usually quarterly during the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge for you to pay yearly, this is usually not a large amount, say about £25-£75 but you should to check it because occasionally it can be prohibitively expensive. You should be aware if it is fewer than 80 years it will impact the value of the property. It is worth checking with your lender that they are content with the length of the lease. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth discovering what this will be. For most Binfieldlease extensions you will need to own the property for two years in order to be eligible to extend the lease. On the whole the cost for major works tend not to be included within maintenance charges, although some managing agents in Binfield require leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance.