I am getting a mortgage with Halifax. I hope to retain the legal services of a Licensed Conveyancer in Buckley. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I own a freehold premises in Buckley yet invoiced for rent, why is this and what is this?

It is rare for properties in Buckley and has limited impact for conveyancing in Buckley 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 hundreds of years, but the Rent Charge Act 1977 barred the creation 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 in 2037 is to be extinguished.

We are purchasing a property in Buckley. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to deposit money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Does a directory service exist listing HSBC panel conveyancers in Buckley on the Council of Mortgage Lender’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public over the internet. If you are seeking to appoint a Buckley conveyancing practitioner on the HSBC please make the most of our facility.

is it true that all Buckley solicitors on the Nottingham conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. Some lenders do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

About to purchase a new build apartment in Buckley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Buckley

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Buckley I like with open areas and transport links in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Buckley for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.