I am the registered owner of a freehold house in Babbacombe but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Babbacombe and has limited impact for conveyancing in Babbacombe 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 new 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 in 2037 will be dispensed with completely.
The Babbacombe conveyancing solicitors that I appointed last week on my purchase in Babbacombe have without warning shut down. I only went with them because I had to have a solicitor on the Aldermore conveyancing panel and my previous Babbacombe lawyer was not. I paid them £170 on account. What should be my next steps?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I just acquired a flat at auction in Babbacombe. Conveyancing is necessary. What happens now?
Given that you are now legally bound yourself to purchase you now have to retain a conveyancing lawyer soon as you now have a fast approaching deadline in which to complete the property. All auction property should have an associated legal pack. This should include evidence of title and search results. In the case of leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to hand this to the solicitor working for you ASAP. You also need to ensure that your finances are in place to complete on the date specified in the contract.
I am currently in the process of buying my council flat in Babbacombe. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I am selling my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being pedantic. The Babbacombe solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a residence in Babbacombe?
Unless a prior purchase of the premises took place after 12 October 2013 you could take it that lawyers handling conveyancing in Babbacombe to continue to recommend a chancel search and or insurance against a claim.
I am buying a new build apartment in Babbacombe. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Babbacombe
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am one month into a residential purchase having been referred to a firm by the local agent to do our conveyancing in Babbacombe. I am not happy. Can you you assist me in finding new conveyancers?
They would need to be very poor in order to consider changing them. Has the mortgage been issued? In the event that it has you will need to advise them of the new contact details and ensure the mortgage documents are re-sent. Your new conveyancer needs to be on the banks approved list to avoid supplemental expenses and complications. That should be your first question of the new conveyancers. The search tool will assist you in finding a lender approved lawyer for your conveyancing in Babbacombe