I can't travel far from Holbrook. What is the rationale as to why all Holbrook conveyancing practitioners are not on all bank panels?

Mortgage Companies tend to impose restrictions on either the nature or volume of conveyancing practices on their panel. Frequent examples of such restriction(s) being that the practice needs to have two or more partners. In addition to restricting the nature of firm, some lenders made a decision to limit the size of their panel they permit to act for them. You should note that banks have no liability for the standard of conveyancing provided by any Holbrook conveyancing practitioner on their approved list. Property fraud was the primary trigger for the culling of solicitor panels in the last decade even though there are conflicting points of view concerning whether solicitors sat at the center of that fraud. Data via HMLR exposes that thousands of law organisations only conduct less than three conveyances annually. Those supporting conveyancing panel consolidation ask why law firms should have any entitlement to be on a bank panel when it is evident that conveyancing is not their primary expertise?

I own a freehold property in Holbrook but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Holbrook and has limited impact for conveyancing in Holbrook 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 generation of fresh 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 in 2037 will be dispensed with completely.

I own a semi-detached Georgian house in Holbrook. Conveyancing lawyer represented me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Holbrook and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the purchase.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Holbrook is where the house is located. What do you suggest?

Flying freeholds in Holbrook are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holbrook you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holbrook may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Our solicitor in Holbrook is asking me for identification documents saying that this forms part of his obligations as a solicitor on the mortgage company Conveyancing panel. Am I being spun a yarn?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Holbrook