I purchased a freehold property in West Ewell but nevertheless pay rent, why is this and what is this?
It is rare for properties in West Ewell and has limited impact for conveyancing in West Ewell 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
We are buying a newly converted apartment in West Ewell with a homeloan from Platform Home Loans Ltd.We have a West Ewell conveyancing practitioner but Platform Home Loans Ltd informed us he's not listed on their approved list of firms. It seems we have little choice but to instruct a Platform Home Loans Ltd panel solicitor or keep our local solicitor and fork out for a Platform Home Loans Ltd panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, a common one being that lawyers needs to be on the Platform Home Loans Ltd approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
Have just purchased a repossessed house at auction in West Ewell. Conveyancing is necessary. What happens now?
Given that you have now legally committed yourself to purchase you now have to choose a conveyancing lawyer as a matter of urgency as you now have a fast approaching a fixed date to complete the conveyancing. Every auction property should have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must pass this on to the solicitor instructed by you as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I'm in the throws of viewing houses in West Ewell and I am about to put in an offer. Should I already have a lawyer in place at this point? I am planning to take a home loan with Virgin Money.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being problematic. The West Ewell solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a house in West Ewell?
Unless a prior purchase of the house completed post 12 October 2013 you can assume that conveyancing practitioners handling conveyancing in West Ewell to continue to suggest a chancel search and or insurance against a claim.
I am using a search engine for the words on line conveyancing in West Ewell it brings up numerous conveyancersin the area. How do I determine which is the suitable conveyancing solicitor for me?
The preferential way of finding the right conveyancer is through a trusted recommendation, so enquire of friends and family who have purchased a property in West Ewell or the reputable estate agent or financial adviser. Costs for conveyancing in West Ewell differ, so it's sensible to secure at least four costs illustrations from different conveyancers. Make sure that you know that the fees are fixed.