We were about to instruct a conveyancing solicitor in Hawkshead recommended using your comparison tool but have come across some other costs illustrations via the web seem cheaper – how come?

One can find a variety of conveyancing outfits marketing what appear to be very low prices. You should think long and hard about how much you respect your own move to you are willing to take 'cheap' risks over the quality of the legal work. Some hide additional charges deep into the terms of engagement. The conveyancers that we list for conveyancing in Hawkshead neverbehave this way.

I purchased a freehold property in Hawkshead but still pay rent, why is this and what is this?

It’s unusual for properties in Hawkshead and has limited impact for conveyancing in Hawkshead 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 establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Should my solicitor be asking questions about flooding during the conveyancing in Hawkshead.

Flooding is a growing risk for conveyancers specialising in conveyancing in Hawkshead. Plenty of people will acquire a property in Hawkshead, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a various checks that may be initiated by the purchaser or by their solicitors which will figure out the risks in Hawkshead. The conventional set of property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer could issue a legal claim for losses as a result of such an incorrect answer. A purchaser’s lawyers may also conduct an enviro report. This will indicate whether there is any known flood risk. If so, more detailed investigations will need to be conducted.

I moved into my apartment on 13 March and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Hawkshead said it would be recorded in less than a month. Are transfers in Hawkshead particularly slow to register?

There is nothing unique about conveyancing in Hawkshead registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any other persons or bodies. Currently approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration is effected after the new owner is living at the premises so 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Hawkshead is where the house is located. Can you offer any advice?

Flying freeholds in Hawkshead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hawkshead you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hawkshead 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 property.