I am not well enough to travel far from Aperfield. Is there a reason why all Aperfield solicitors are not on all bank panels?

Lenders ordinarily restrict either the type or volume of conveyancing firms on their panel. A common example of such criteria being that a practice must have two or more partners. In addition to restricting the nature of firm, some lenders made a decision to reduce the size of their panel they allow to act for them. It is worth noting that building societies have no accountability for the standard of conveyancing supplied by any Aperfield conveyancing practitioner on their panel. Mortgage fraud was a key driver in the culling of solicitor panels in the last decade notwithstanding that there are differing opinions about the extent of solicitor involvement in some of that fraud. Statistics from HMLR reveal that thousands of conveyancing practices only carry out one or two conveyances a year. Those advocating conveyancing panel culls ask why law firms deserve any entitlement to remain on a lender panel when clearly conveyancing is not their primary expertise?

I am the registered owner of a freehold premises in Aperfield but still invoiced for rent, why is this and what is this?

It is rare for properties in Aperfield and has limited impact for conveyancing in Aperfield 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 from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I am buying a new build flat in Aperfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Aperfield

Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Aperfield is where the house is located. Can you offer any opinion?

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

I was pointed in your direction by three or four local selling agents in Aperfield to select a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to recommend your services over a competitor’s?

We refuse to give any financial incentive for sending work in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.