I am the registered owner of a freehold property in Abergavenny but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Abergavenny and has limited impact for conveyancing in Abergavenny 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 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.
This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Abergavenny. Do I receive the keys to the property on completion from my solicitor? If so, I will use a local conveyancing solicitor in Abergavenny?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
We are due to move home in January. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Abergavenny. Conveyancing solicitor was chosen before I stumbled across your website.
On the day of completion you will need to pick up the house keys from your estate agent however this can only be done after the sellers lawyers inform the agent that the monies to complete are in and the keys can be passed over. After that you should tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a conveyancing in Abergavenny or a legal practice with expertise in conveyancing in Abergavenny.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being problematic. The Abergavenny solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
The deeds to our home are lost. The conveyancers who dealt with the conveyancing in Abergavenny 5 years ago have long since closed. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Abergavenny is where the house is located. Is there any guidance you can impart?
Flying freeholds in Abergavenny are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abergavenny you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abergavenny 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 residence.
I'm remortgaging my primary home to a buy to let loan with Platform Home Loans Ltd and intend to use the remaining equity as a deposit on further house. The neighborhood we are looking at is Abergavenny. Will your lawyers be able to act for both sets of banks and tie in the conveyances?
Do use our comparison tool on this page to ensure that the solicitors are approved by both lenders. Assuming that they are your lawyer should be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and make clear your desired outcome and needs.
My wife and I purchased a leasehold flat in Abergavenny. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Abergavenny who acted for me is not around. Any advice?
First make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Abergavenny conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Abergavenny - Examples of Queries before buying
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Its a good idea to find out as much as possible about the company managing the block as they will either make living at the property much simpler or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to practical matters like the upkeep of the communal areas. Enquire of other tenants what they think of them. On a final note, be sure you know the dates that you are obliged pay the maintenance charge to the appropriate party and specifically how they are spending the funds. For many Abergavenny leaseholds the outlay for major works are not built into the service charges, although some managing agents in Abergavenny ask leaseholders to contribute towards a reserve fund created for the specific intention of building a fund for larger repairs or maintenance.