Our conveyancer has identified a defect with the lease for the flat we are buying in England Springs. The seller’s lawyers have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that he must ensure that the bank is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
I own a freehold property in England Springs but still pay rent, why is this and what is this?
It’s unusual for properties in England Springs and has limited impact for conveyancing in England Springs 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 establishment of fresh 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 will be extinguished.
We previously selected conveyancers located in England Springs on the Bank of Ireland solicitor panel. They have just billed me an additional fee for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not dictated by Bank of Ireland but by your England Springs solicitor. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a England Springs conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being pedantic. The England Springs solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Hoping to buy a property located in England Springs and I am already nervous. I couldn't find anything specific about England Springs. Conveyancing will be needed in due course but do you know about the England Springs area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at England Springs. In the meantime here are some basic statistics that we found
I need to instruct a conveyancing solicitor for leasehold conveyancing in England Springs. I happened to land on a web site which seems to have the perfect offering If there is a chance to get all this stuff done via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?