I am not in a position to travel far from Leaves Green. I would like to know the understand why all Leaves Green solicitors are not on all mortgage company panels?

Lenders tend to impose restrictions on either the type or volume of conveyancing firms on their panel. Typical examples of such restriction(s) being that the organisation needs to have at least two partners. As well as restricting the structure of firm, some banks such as HSBC decided to reduce the number of practices they allow to represent them. It is worth noting that mortgage companies have no liability for the quality of advice given by any Leaves Green lawyer on their panel. Increases in mortgage fraud was a key driver in the reduction of solicitor panels a few years ago notwithstanding that there are contrary thoughts about whether solicitors sat at the center of that fraud. Data published by HMLR reveal that thousands of law organisations only transact one or two conveyances a year. Those vindicating conveyancing panel consolidation ask why conveyancing firms deserve the right to be listed on a lender panel when clearly property law is not their speciality?

I purchased a freehold property in Leaves Green but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Leaves Green and has limited impact for conveyancing in Leaves Green 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 new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

The deeds to our house are lost. The lawyers who did the conveyancing in Leaves Green 10 years ago have long since closed. What are my next steps?

Nowadays there are duplicates made of almost everything, and your conveyancer will know exactly where to look for all the suitable paperwork so you may buy or dispose of your property without a hitch. If duplicates can’t be located, your lawyer may be able to put in place insurance or indemnities against possible claims on your premises.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Leaves Green is where the house is located. What do you suggest?

Flying freeholds in Leaves Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Leaves Green you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leaves Green may determine 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 premises.

After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Leaves Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Absolutely. We are happy to put you in touch with a Leaves Green conveyancing firm who can help.

An example of a Lease Extension case for a Leaves Green residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired lease term was 50.57 years.

What are the frequently found deficiencies that you encounter in leases for Leaves Green properties?

Leasehold conveyancing in Leaves Green is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building

You will encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Norwich and Peterborough Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to withdraw.