Is the fact that my solicitor in Meliden is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Meliden conveyancing firm and enquire why they are no longer on the approved list for your lender.
I own a freehold property in Meliden but nevertheless charged rent, why is this and what is this?
It is rare for properties in Meliden and has limited impact for conveyancing in Meliden 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 establishment of fresh rentcharges from 1977 onwards.
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 property lawyer in Meliden is not listed on the Barnsley Building Society Approved Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Barnsley Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Meliden solicitors but Barnsley Building Society will need to retain a solicitor on their panel. This will inevitably rack up the overall legal fees as well as result in frustration.
- Choose a new solicitor to to deal with the purchase, remembering to check they are Barnsley Building Society approved.
- Try to convince your Barnsley Building Society based solicitor to try to join the Barnsley Building Society panel
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Meliden is the location of the property. Can you shed any light on this issue?
Flying freeholds in Meliden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Meliden you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Meliden may decide 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.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Meliden and how can you help?
The 1954 Act provides a safeguard to business tenants, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Meliden