Am I correct in assuming that the fact that my conveyancer in Mousehole is not on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Mousehole conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I purchased a freehold residence in Mousehole but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Mousehole and has limited impact for conveyancing in Mousehole 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 creation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
My apartment in Mousehole is up for sale and I have accepted an offer. Will the solicitor need to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
Expecting to sign contracts shortly on a basement flat in Mousehole. Conveyancing lawyers have said that they will have a report out to me on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Mousehole should include some of the following:
Where does the liability rest for maintaining the window frames Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What the implications are if you are in breach of your lease terms? The total ownership of the demise. This could be the flat itself but may incorporate a attic or cellar if applicable. The length of the lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years
Mousehole Leasehold Conveyancing - Sample of Queries before Purchasing
If a Mousehole lease has no more than eighty years it will impact the marketability of the property. Check with your bank that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Mouseholelease extensions you would be required to have owned the residence for two years before you are eligible to exercise a lease extension. Most Mousehole leasehold flats will have a service charge for the upkeep of the block levied on behalf of the management company. If you acquire the flat you will have to pay this amount, normally periodically throughout the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a rentcharge to be met annual, this is usually not a large sum, say approximately £25-£75 but you need to check it because on occasion it could be prohibitively expensive. How is the lease structured?
I am buying a maisonette and cash is in place. My solicitor has been handed with two distinct forms of photo ID, bank statement, numerous utility bills. Now he needs a copy from a probate lawyer stating that the funds are in order and that it has come from inheritance and not selling fake watches.
In today’s world you will not be able to complete any Mousehole conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering Regulations.