I am expecting a mortgage with Santander. I hope to use a Licensed Conveyancer in West Moors. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can you help? My West Moors solicitor is advising me that he is legally obliged toapply for West Moors conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out West Moors conveyancing searches.
I purchased a freehold premises in West Moors but nevertheless charged rent, why is this and what is this?
It is rare for properties in West Moors and has limited impact for conveyancing in West Moors 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 creation of fresh 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.
My cousin has urged me to appoint his conveyancing solicitors in West Moors. Do I follow his recommendation?
No doubt the ideal way to select a conveyancing lawyer is to have feedback from friends or relatives who have actually experience in using the firm you're considering.
Is there a reason that West Moors conveyancing fees differ for leasehold and freehold properties?
When buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control