I am the registered owner of a freehold property in Rogerstone yet pay rent, why is this and what is this?
It’s unusual for properties in Rogerstone and has limited impact for conveyancing in Rogerstone 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 fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I have been referred to a conveyancing solicitor in Rogerstone. I need to find out whether they are accepted on the approved list of lawyers. Can you advise?
You should contact your lawyer and enquire if they can act for the bank. Alternatively you can get in touch with who may be able to help.
Is it the case that all Rogerstone CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved firms?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
The formalities of my purchase has taken place for my property in Rogerstone. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have instructed a Rogerstone having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?
will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rogerstone postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Rogerstone.
I have been told that property searches are a common reason for hinderance in Rogerstone conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Rogerstone.
I'm buying a house in Rogerstone. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Should I be concerned?
Not every individual in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.