My friend's mother is a conveyancing practitioner. I am hopeful that I'll be able to get friends and family fee for conveyancing, but if not, what kind of fees should I be paying for conveyancing in Barton under Needwood?
It’s prudent to look for 3 or more like-for-like conveyancing estimates. Make use of our search tool on this page. Whilst quotes seem to vary but the service one can expect differ between conveyancers as is true with most professions.
I am the registered owner of a freehold house in Barton under Needwood but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Barton under Needwood and has limited impact for conveyancing in Barton under Needwood 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 establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I am purchasing a 3 bedroom semi in Barton under Needwood. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include checks to see if these alterations were previously refused?
Your conveyancer should check the registered title as conveyancing in Barton under Needwood will occasionally reveal restrictions in the title deeds which prevent certain works or necessitated the consent of another owner. Some extensions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with Co-operative. I assume I don't need a Barton under Needwood lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
The mortgage over my property is with Skipton for my property in Barton under Needwood. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Skipton must be informed of your intention before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.
I am purchasing a new build house in Barton under Needwood with a loan from Birmingham Midshires. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my conveyancer about the deal as it would impact my mortgage with Birmingham Midshires. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What are the common defects that you encounter in leases for Barton under Needwood properties?
There is nothing unique about leasehold conveyancing in Barton under Needwood. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
-
A provision for the recovery of money spent for the benefit of another party. Repairing obligations to or maintain elements of the premises
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Norwich and Peterborough Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to withdraw.
I inherited a studio flat in Barton under Needwood, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Barton under Needwood with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2079
With just 53 years remaining on your lease we estimate the premium for your lease extension to range between £27,600 and £31,800 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
What is the reason for my solicitor requiring numerous items of ID before I can commence with selling or purchasing a property in Barton under Needwood?
Barton under Needwood conveyancing practitioners are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering Regulations to record that the have verified the identity of their clients. It is also sometimes a requirement of your lender where you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.