Is the fact that my conveyancer in Northamptonshire is not on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Northamptonshire conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Can the conveyancing solicitors identified via your search tool execute attended exchange conveyancing in Northamptonshire?
We do have a number of conveyancing experts carrying out one day exchanges. Please call us to secure a costs illustration and details as to availability.
I own a freehold property in Northamptonshire but nevertheless charged rent, why is this and what is this?
It is rare for properties in Northamptonshire and has limited impact for conveyancing in Northamptonshire 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 establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Northamptonshire I like with a park and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Northamptonshire suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
How simple is it to change conveyancer as I have to select a firm on the Lloyds TSB Bank conveyancing list. I had appointed a high street conveyancing solicitor in Northamptonshire five minutes from me but he is not approved by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Northamptonshire on the Lloyds TSB Bank panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Northamptonshire. In making use of search facility on this website, you can compare costs for conveyancing solicitors in Northamptonshire and throughout England and Wales.