I am not well enough to travel far from Bowness On Windermere. I would like to know the reason why all Bowness On Windermere property lawyers are not on all bank panels?

Even though it may seem unfair for banks to limit who can act for them, from the public’s or conveyancer’s perspective, the other side of the coin is that mortgage companies are increasingly anxious and consider it necessary to protect them against illegal activities. As a result of this concern mortgage companies have reduced their conveyancing panel to a size that they are happy to control.

I am the registered owner of a freehold property in Bowness On Windermere but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Bowness On Windermere and has limited impact for conveyancing in Bowness On Windermere 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 creation of new 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 after 2037 will be dispensed with completely.

three months have gone by following my purchase conveyancing in Bowness On Windermere took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Should I be concerned by estate agents that I am dealing with are suggesting a national conveyancing firm rather than a local Bowness On Windermere conveyancing firm?

As with many service providers, often input from connections can be worth their weight in gold. But there are numerous people with a vested interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend solicitors to instruct. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You are free to select your own lawyer. However, bear in mind that the majority of mortgage providers operate an approved list of solicitors you have to use for the lender related work in your conveyancing.

My father has recommend that I instruct his lawyers for conveyancing in Bowness On Windermere. Should I use them?

There are no two ways about it the best way to choose a conveyancing solicitor is to seek recommendations from friends or relatives who have actually previously instructed the solicitor that you are contemplating using.