What is the most effective way to search for the right lawyer to supply a 1st class service for my conveyancing in Ickenham?
First ask the people you trust who they would recommend.
Second, look on the internet for conveyancing in Ickenham. Ring two or three from the list and request that they forward you their conveyancing quote and speak to the lawyer who will handle your legal process prior tocommitting.
Option 3 is to use our search tool to help you find the right solicitors for you based on your own expectations including area of the property,timings, complications and who your intended mortgage company is. Resist the temptation to opt for ninety nine pound conveyancing in Ickenham
I am the registered owner of a freehold premises in Ickenham but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Ickenham and has limited impact for conveyancing in Ickenham 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 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 after 2037 will be dispensed with completely.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Ickenham conveyancer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Ickenham solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
RBS have agreed my home loan in principle, my offer on a house in Ickenham has been accepted, what happens next?
Your estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s panel). Telephone RBS or your financial adviser and finalise any appropriate paperwork. RBS will appoint a valuer who will get in contact with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. RBS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ickenham.
Are there restrictive covenants that are commonly identified as part of conveyancing in Ickenham?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ickenham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the input of my in-laws I had a survey completed on a property in Ickenham prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will refuse to give a loan on such a home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ickenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ickenham to see if the conveyancing will be more expensive.