I am obtaining a mortgage offer from Nat West. I hope to enlist the help of a Licensed Conveyancer in Shenley Brook End. Does the Nat West Solicitor panel exclude Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am the registered owner of a freehold house in Shenley Brook End yet pay rent, why is this and what is this?

It’s unusual for properties in Shenley Brook End and has limited impact for conveyancing in Shenley Brook End 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

I had intended to instruct a conveyancing solicitor in Shenley Brook End for our house move. Our broker informed us that our mortgage lenders Virgin Money won't deal with them. Surely this is unfair competition?

Mortgage Companies tend to restrict either the category or the number of conveyancing solicitors on their member panel. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have reduced the amount of firms they permit to represent them. Be aware that Virgin Money have no responsibility for the quality of advice provided by any member of Virgin Money Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there remains mixed opinions concerning the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Shenley Brook End only perform a couple conveyances per annum.

I have recentlybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Shenley Brook End for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shenley Brook End conveyancing specialists.

My husband and I are purchasing a three room apartmentin Shenley Brook End with a residential mortgage from a lender. We have a lawyer in Shenley Brook End but our bank inform us now that she’s not on their "panel". It seems we have little choice but to instruct from the our mortgage company panel solicitors or stay with our Shenley Brook End conveyancer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The lender mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Shenley Brook End : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.