I purchased a freehold premises in Lakenham yet pay rent, why is this and what is this?
It is rare for properties in Lakenham and has limited impact for conveyancing in Lakenham 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 generation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a specialised conveyancing solicitor in Lakenham?
Do check but the chances are that allocate you one of their panel conveyancers where you take up the "fee-free" offer. Contact the mortgage company and check if they make available a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Lakenham.
My aunt pointed out to me me that in purchasing a property in Lakenham there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Lakenham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Lakenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We were going to get a DIP from Principality 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 Principality recommend any Lakenham solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Lakenham solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
The formalities of my remortgage has taken place for my property in Lakenham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
We are selling our home in Lakenham and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Lakenham. Having lived in Lakenham for six years we know that this is a non issue. Do we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Is it possible to change solicitor as I have to instruct a firm on the HSBC Bank conveyancing panel. I had appointed a high street conveyancing solicitor in Lakenham round the corner but the firm is not accepted by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Lakenham on the HSBC Bank panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Lakenham. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Lakenham.