We are purchasing a 3 bedroom flat in Heacham with a mortgage. We would like to retain our Heacham solicitor, but the lender says he's not on their "panel". We have to appoint one of the lender panel firms or keep our Heacham conveyancing practitioner and pay for one of their panel lawyers to act for them. This feels very unfair; can we not insist that the mortgage company use our Heacham lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Heacham conveyancing lawyer to apply to be on the conveyancing panel.
Can you recommend a Skipton Building Society approved Heacham conveyancing firm who can have us moved in within a very limited time frame? Am I best advised to unstruct a local Heacham practice or a national firm?
We would be happy to suggest some excellent Heacham conveyancing firms. You can also walk up the main road in Heacham. Go in to two or three firms and ask to see a conveyancing solicitor for a quote. Discuss your deadline together with your reasons and ask for an assurance on your deadline. Select the lawyer that appears most efficient.
I am the registered owner of a freehold residence in Heacham yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Heacham and has limited impact for conveyancing in Heacham 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I am looking for a flat up to £195,000 and found one near me in Heacham I like with amenity areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Heacham in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
My father has encouraged me to use his conveyancers in Heacham. Should I find my own solicitor?
No doubt the ideal way to choose a conveyancing lawyer is to get feedback from friends or relatives who have actually experience in using the solicitor you're considering.