My husband and I are planning to purchase a flat in Chard and are in fact using a Chard conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Alliance & Leicester have this afternoon contacted us to advise us that there is now an issue as our Chard solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also act for the mortgage company. 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 lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Chard solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I own a freehold residence in Chard yet pay rent, why is this and what is this?
It is rare for properties in Chard and has limited impact for conveyancing in Chard 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 redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
We are purchasing a house in Chard. It might be a silly question but how we can trust a conveyancer? At some point we will need to put money into their account. What protection do we have from them run away with our monies?
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 purchasing a terrace house in Chard. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to ascertain if these works are allowed?
Your conveyancer will review the registered title as conveyancing in Chard can sometimes identify restrictions in the title documents which prevent certain changes or need the permission of a 3rd party. Some additions call for local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Chard. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
How do I use your search app to choose a conveyancing lawyer in Chard on the approved list for my mortgage?
Step one is to select a mortgage company such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Barclays Direct then specify your location a common one being Chard. Conveyancing firms in Chard and nationally should be identified.
Should one remove a deceased person's name from the title deeds for a house in Chard?
If a Chard property is co-owned and one of the owners passes away, the name will not immediately be removed from the title deeds. You are not required to amend the title as in the event of a sale your conveyancer would just be required to evidence why the other owner is missing from the conveyance, such as a grant of probate.
With the aim of making things smoother in the future you may arrange to have the deceased party erased from the title by submitting an application to HM Land Registry with proof of the death. There is no land registry fee payable.