I purchased a freehold premises in St Andrews but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in St Andrews and has limited impact for conveyancing in St Andrews 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 generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My Conveyancer in St Andrews has never been on on the Halifax Solicitor Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Halifax panel?
The limited options available to you here include:
- Complete the purchase with your existing St Andrews lawyers but Halifax will need to instruct a lawyer on their panel. This will result in additional overall conveyancing fees as well as cause frustration.
- Choose an alternative practitioner to to deal with the conveyancing, obviously checking they are Halifax approved.
- Try to convince your Halifax solicitor to seek to join the Halifax panel
There are a variety of conveyancing solicitors in St Andrews but how do I know who's good?
Do not opt for the lowest St Andrews conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We have a mortgage agreed in principle with Skipton. St Andrews conveyancing lawyers have been chosen. How long does it take for Skipton to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Skipton completed the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not fathom if my mortgage offer requires a lease extension. I have called my St Andrews bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My St Andrews conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend in accordance with their specific requirements. I simply don't know who is right.
Provided that the property lawyer is on the lender approved list, they must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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.
I require expedited conveyancing in St Andrews as I have pressure to exchange contracts in less than one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in St Andrews the following are instances of what can show up and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
In what way can the Landlord & Tenant Act 1954 affect my business offices in St Andrews and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business tenants, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. St Andrews is one of the many locations in which our lawyers are based