I am the registered owner of a freehold property in Sawbridgeworth but still pay rent, why is this and what is this?
It’s unusual for properties in Sawbridgeworth and has limited impact for conveyancing in Sawbridgeworth 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 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 in 2037 will be extinguished.
We had appointed conveyancing lawyers located in Sawbridgeworth on the Santander solicitor panel. They have just billed me a further amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. This fee is not dictated by Santander but by your Sawbridgeworth lawyer. Plenty of firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
My wife and I have organised a further advance on our home loan from Leeds Building Society as we want to carry out a loft conversion to our home in Sawbridgeworth. Are we obliged to appoint a high street Sawbridgeworth solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Sawbridgeworth solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
A colleague recommended that where I am buying in Sawbridgeworth I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Sawbridgeworth conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Sawbridgeworth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Sawbridgeworth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Sawbridgeworth Education with maps and statistics, Local Amenities and other useful information about Sawbridgeworth.
I have a 4 bedroom Edwardian house in Sawbridgeworth. Conveyancing solicitor represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sawbridgeworth and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who conducted the work.
I need to instruct a conveyancing practitioner in Sawbridgeworth for my home move. Is there any facility to see a solicitor's complaints history with the legal regulator?
One can search for published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training requirements.