I am getting closer to an exchange on a flat in Congleton and my parents have sent the 10% deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my solicitor needs to disclose this to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?
Your conveyancing practitioner is duty bound to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I purchased a freehold house in Congleton but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Congleton and has limited impact for conveyancing in Congleton 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 new rentcharges post 1977.
Previous 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 dispensed with completely.
I require expedited conveyancing in Congleton as I am faced with an ultimatum to sign on the dotted line in less than 3 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to have searches carried out although no lawyer would recommend that you don't. With plenty of history conveyancing in Congleton the following are instances of issues that can be revealed and therefore affect the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...
Due to the guidance of my in-laws I had a survey completed on a property in Congleton before appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not grant a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Congleton. Conveyancing will be smoother if you use a solicitor in Congleton especially if they regularly deal with such properties in Congleton.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Congleton and how can you help?
The particular law that you refer to affords security of tenure to commercial tenants, granting the a statutory right to make a request to court for a renewal lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Congleton is one of our hundreds of areas of the UK in which our lawyers are located