I am getting a offer of a home loan from Santander. My intention is to instruct a Licensed Conveyancer in Malpas. Does the Santander Solicitor panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The owners have very assertive vendors who has recommended a exclusivity agreement with a payment 10k. Is it wise to enter into such agreements?

This form of contract is not the norm in Malpas, conveyancers will often encourage clients away from them as they detract from focusing on the primary objective, namely conveyancing and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. In addition, there is no guarantee that just because the owner has entered into a lock out agreement they will complete the sale with you. They may be inclined to break the contract if they are offered a big enough offer to do so because an aggrieved buyer with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and this may not amount to the extra amount that your vendor may secure by reneging on the agreement, however morally condemnable it undoubtedly is.

I own a freehold house in Malpas but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Malpas and has limited impact for conveyancing in Malpas 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 redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

What will a local search reveal concerning the property I am buying in Malpas?

Malpas conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search is essential in every Malpas conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

About to purchase a new build flat in Malpas. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Malpas

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.