I am not in a position to travel far from St Neots. Please clarify why all St Neots conveyancers are not on all mortgage company panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in banks and building societies purging a number of firms from their official list of approved property lawyers .

I purchased a freehold residence in St Neots yet charged rent, why is this and what is this?

It’s unusual for properties in St Neots and has limited impact for conveyancing in St Neots 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 establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

My wife and I have recently appointed a conveyancing solicitor in St Neots. I I am struggling to find out whether they are accepted on the National Westminster Bank conveyancing panel. Can you help?

You should phone the conveyancer and enquire whether they can act for the lender. Otherwise you can call National Westminster Bank who may be able to assist.

What does a local search tell me concerning the house I am purchasing in St Neots?

St Neots conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as PSG The local search plays a central role in many a St Neots conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I have just appointed agents to market my garden apartment in St Neots. Conveyancing is yet to be initiated, however I have recently received a half-yearly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as normal as all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

St Neots Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Is anyone aware of any major works in the planning that will increase the service fees? Is there a share of the freehold? It is important to be aware whether fixing the lift or some other significant cost is due shortly that will be shared between the leasehold owners and may well dramatically increase the the service charges or necessitate a specific payment.