Our bank has recommended solicitors on their panel based in Rushden but I would rather instruct a conveyancing lawyer in Rushden round the corner to me. Can you help?

Far from all Rushden conveyancing practitioners are on all banks conveyancing panel. Please make the most of the above find an approved solicitor tool to identify a Rushden conveyancing conveyancer on the on the bank panel.

I am helping my mother sell her flat in Rushden. Will the conveyancer order an energy performance certificate or it is for me to see to?

Following the demise of Home Packs, EPC’s was retained a compulsory part of selling a house. An energy assessment must be commissioned prior to the property being marketed. This is not a task that law firms normally organise. If you are instructing a Rushden conveyancing practitioner they might be able to arrange energy assessments given their contacts with reputable Rushden providers

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Rushden conveyancer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Rushden building society branch on numerous occasions and was told they are content with the situation and they would lend. My Rushden conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?

As long as the property lawyer is on the mortgage company panel, she or he must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial property in Rushden?

Many commercial conveyancing solicitors in Rushden will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Rushden. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rushden.

For each commercial conveyancing transaction in Rushden it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Rushden commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Rushden.

What are your top tips when it comes to finding a Rushden conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Rushden conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Rushden conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

What volume of lease extensions has the firm carried out in Rushden in the last 12 months?

Rushden Leasehold Conveyancing - Sample of Queries Prior to buying

Please inform me if there are any major works in the near future that will add a premium to the maintenance charges? Are any of leasehold owners in arrears of their service charge payments? Generally speaking the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Rushden obliged tenants to pay into a reserve fund created for the specific intention of building a fund for larger works.

What range of conveyancing matters do Rushden conveyancing solicitors supply?

On the whole Rushden conveyancing practices will offer a number of assistance to domestic and rural land owners, vendors, investors, landlords and leaseholders which may include:

Property sale conveyancing in Rushden or elsewhere in the country Property purchase conveyancing in Rushden and beyond Remortgaging including checking title details and obtaining the necessary searches to satisfy your lender Right to Buy from the local council Property investment and buying to Let Option and Lock-Out Agreements