My Easthampstead solicitor has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am the registered owner of a freehold premises in Easthampstead yet pay rent, why is this and what is this?
It’s unusual for properties in Easthampstead and has limited impact for conveyancing in Easthampstead 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Easthampstead. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
Have just purchased a repossessed house at auction in Easthampstead. Conveyancing is required. What is next?
Having legally committed yourself to purchase you now have to instruct a conveyancing practitioner quickly as you will have a pending a drop dead date to complete the property. Every auction property will ordinarily have an associated auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should hand this to the conveyancer working for you at the earliest opportunity. Do make sure that your finances are organised to complete on the date specified in the contract.
We are purchasing a 3 bedroom semi in Easthampstead. The intention is to an extension at the rear at the property.Will the conveyancing process involve enquiries to see if these works are permitted?
Your solicitor will review the registered title as conveyancing in Easthampstead will sometimes reveal restrictions in the title deeds which prohibit certain works or need the permission of a 3rd party. Certain extensions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am expecting a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Easthampstead solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Easthampstead solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Easthampstead?
Its becoming the norm that commercial conveyancing solicitors in Easthampstead will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Easthampstead. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Easthampstead.
For each commercial conveyancing transaction in Easthampstead it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Easthampstead commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Easthampstead.