I purchased a freehold premises in Newton Longville but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Newton Longville and has limited impact for conveyancing in Newton Longville 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 establishment of new 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 after 2037 is to be dispensed with completely.
I am purchasing a property in Newton Longville. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nationwide your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Newton Longville.
After much negotiation I have agreed a price on a house in Newton Longville. My financial adviser suggested a conveyancer. I paid an advanced payment of £200. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being problematic. The Newton Longville solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Will my lawyer be raising questions about flooding during the conveyancing in Newton Longville.
Flooding is a growing risk for solicitors carrying out conveyancing in Newton Longville. Plenty of people will acquire a property in Newton Longville, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Newton Longville. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to determine whether the premises has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the vendor, then a buyer could issue a compensation claim as a result of such an inaccurate response. The buyer’s conveyancers will also order an enviro search. This will disclose whether there is a recorded flood risk. If so, further inquiries should be conducted.
The deeds to my property are lost. The lawyers who did the conveyancing in Newton Longville 4 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your proprietorship will be recorded by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, locate your house and get up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I have been recommended by numerous estate agents in Newton Longville to get a quote from a conveyancer on your site. Is there a financial inducement for Estate Agents to recommend your site rather than alternative conveyancing organisations?
We refuse to offer any referral fee for sending work to this site. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.