The Little Bromwich conveyancing firm handling our Little Bromwich conveyancing has discovered an inconsistency between the information in the valuation survey and what is revealed within the title deeds. My lawyer says that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance legitimate?

Your must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am the registered owner of a freehold residence in Little Bromwich yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Little Bromwich and has limited impact for conveyancing in Little Bromwich 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 creation of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

What does a local search reveal about the house my wife and I buying in Little Bromwich?

Little Bromwich conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays a central role in most Little Bromwich conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (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 13 subject sections.

How does conveyancing in Little Bromwich differ for new build properties?

Most buyers of new build premises in Little Bromwich come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Little Bromwich typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Little Bromwich or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Little Bromwich I like with amenity areas and transport links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Little Bromwich for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.