I purchased a freehold premises in Ascot but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Ascot and has limited impact for conveyancing in Ascot 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 generation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
Is it the case that all Ascot solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
We had appointed solicitors based in Ascot on the Clydesdale solicitor panel. They are now charging me a further fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The charge is not set by Clydesdale but by your Ascot conveyancing practitioner. Numerous firms on the Clydesdale panel will charge an ‘acting for lender’ fee and others do not.
I had a mortgage agreed in principle with Lloyds. Ascot conveyancing solicitors were appointed. How long does it take for Lloyds to issue the offer to the lawyer?
There is no definitive answer here. Have Lloyds completed the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
What does a local search inform me concerning the property my wife and I buying in Ascot?
Ascot conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search is essential in every Ascot conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (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 thirteen subject headings.
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 simple, chain free conveyancing. Ascot is where the house is located. What do you suggest?
Flying freeholds in Ascot are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ascot you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ascot 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.
Should I instruct a Ascot conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can perform the legal formalities but her office is a couple of hundredmiles drive away.
The benefit of a local Ascot conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that should surpass using an unknown Ascot conveyancing solicitor just because they are local.
I am on look out for some leasehold conveyancing in Ascot. Before diving in I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Ascot - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Ascot Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
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How much is the yearly service fee and ground rent? Be sure to investigate if the the lease contains any unreasonable restrictions in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Ascot. If you like the flatin Ascot yet your cat is not allowed to live with you then you will be presented with a hard decision. Best to be warned if window replacement or some other significant cost is due shortly to be shared amongst the leaseholders and will materially increase the the maintenance fees or necessitate a one off invoice.