My partner and I are hoping to purchase a property in Brierley Hill and have appointed a Brierley Hill conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Aldermore have this evening contacted us to advise us that there is now an issue as our Brierley Hill conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Brierley Hill lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I own a freehold house in Brierley Hill but still charged rent, why is this and what is this?
It’s unusual for properties in Brierley Hill and has limited impact for conveyancing in Brierley Hill 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 generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
What is the difference between a licensed conveyancer and conveyancing solicitor in Brierley Hill
There are many registered licenced Conveyancers in Brierley Hill and Solicitor practices in Brierley Hill to choose from It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are buying a end of terrace house in Brierley Hill. The intention is to an extension at the rear at the property.Will the conveyancing process involve investigations to see if these alterations are permitted?
Your property lawyer will review the registered title as conveyancing in Brierley Hill will on occasion identify restrictions in the title documents which restrict certain works or necessitated the consent of a 3rd party. Some extensions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
I am buying a property in Brierley Hill. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Coventry BS your lawyer must follow the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Brierley Hill.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Brierley Hill is the location of the property. Can you offer any opinion?
Flying freeholds in Brierley Hill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brierley Hill you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brierley Hill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What does commercial conveyancing in Brierley Hill cover?
Brierley Hill conveyancing for business premises incorporates a wide array of services, given by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.