I am buying a newly built flat in Sawbridgeworth and my solicitor is informing me that she has to the bank to disclose incentives from the builder. I am under pressure to exchange and I would rather not delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I purchased a freehold residence in Sawbridgeworth but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Sawbridgeworth and has limited impact for conveyancing in Sawbridgeworth 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 generation of new rentcharges post 1977.

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

My lender has recommended a law firm on their panel based in Sawbridgeworth but I would rather use a conveyancing lawyer in Sawbridgeworth local to me. Can you help?

The minority of Sawbridgeworth conveyancing firms are on all lender’s conveyancing panel. Use our search tool to find a Sawbridgeworth conveyancing firm on the on the lender panel.

Will commercial conveyancing searches disclose planned roadworks that could impact a commercial estate in Sawbridgeworth?

Many commercial conveyancing solicitors in Sawbridgeworth will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Sawbridgeworth. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sawbridgeworth.

For every commercial conveyancing transaction in Sawbridgeworth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Sawbridgeworth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Sawbridgeworth.

The deeds to my house can not be found. The solicitors who did the conveyancing in Sawbridgeworth 4 years ago have long since closed. What are my next steps?

Gone are the days when you need to hold title original deeds to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.