I am nearing exchange of contracts for my house in Rossendale and the EA has just called to warn that the buyers are swapping conveyancer. The reason given is that the bank will only work with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Rossendale ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders attribute this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
I purchased a freehold house in Rossendale but nevertheless pay rent, why is this and what is this?
It is rare for properties in Rossendale and has limited impact for conveyancing in Rossendale 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.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
What is the best way to investigate if the solicitor handling my conveyancing in Rossendale is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £187.00 plus VAT in supplemental conveyancing fees.
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type ‘Rossendale’ or your preferred area and you will discover numerous conveyancers offices in Rossendale or by proximity to you.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in Rossendale? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this applicable for conveyancing in Rossendale?
Unless a prior acquisition of the property took place after 12 October 2013 you could take it that lawyers conducting conveyancing in Rossendale to remain encouraging a chancel search and or insurance against a claim.
How does the Landlord & Tenant Act 1954 affect my business offices in Rossendale and how can your lawyers assist?
The 1954 Act gives protection to commercial tenants, granting the dueness to make a request to court for a new lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Rossendale