I sincerely hope you can assist me. My East Bergholt solicitor is advising me that she is duty bound toorder East Bergholt conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is my conveyancer right?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out East Bergholt conveyancing searches.
I own a freehold property in East Bergholt yet invoiced for rent, why is this and what is this?
It’s unusual for properties in East Bergholt and has limited impact for conveyancing in East Bergholt 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 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 in 2037 will be dispensed with completely.
We are planning on selling our house in East Bergholt and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street East Bergholt conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm rather than a conveyancing solicitor in East Bergholt. We have lived in East Bergholt for three years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who conducted the conveyancing in East Bergholt 5 years ago have long since closed. What are my options?
These day there are copies made of almost everything, and your conveyancer will be aware exactly where to look for all the relevant documentation so you can purchase or sell your house without any difficulty. Where duplicates are not available, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on the premises.
How does one as executor remove a deceased person's name from the title deeds for a property in East Bergholt?
Where a East Bergholt property is jointly owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a disposal you would just be required to evidence as to the reason the joint owner is missing from the conveyance, ordinarily this is in the form of a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you may arrange to have the deceased person erased from the title register by submitting an application to the land registry with proof of the death. There is no land registry fee payable.