I am the registered owner of a freehold house in Bellingham but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Bellingham and has limited impact for conveyancing in Bellingham 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 new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I am buying a garden flat in Bellingham. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Bellingham you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bellingham.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Bellingham. Do I pick up the keys to the property on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Bellingham?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
Are all Bellingham Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bellingham solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 property lawyer 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 Bellingham postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Bellingham.
How does conveyancing in Bellingham differ for new build properties?
Most buyers of new build premises in Bellingham come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Bellingham usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bellingham or who has acted in the same development.
How does the Landlord & Tenant Act 1954 affect my business property in Bellingham and how can your lawyers assist?
The particular law that you refer to provides protection to business tenants, granting the legal entitlement to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Bellingham
Looking forward to complete next month on a ground floor flat in Bellingham. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Bellingham should include some of the following:
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Responsibility for maintaining the window frames The total extent of the demise. This may be the apartment itself but could also include a attic or basement if appropriate. It needs to be made clear to you if the lease allows you to alter or improve anything in the premises- you should know whether any restrictions relates to all alterations or just structural alteration, and whether licences for alterations is mandated necessary Are you allowed to have a pet in the flat? Specifying your rights in respect of common areas in the building.For instance, does the lease contain a right of way over a path or hallways?
I have had difficulty in seeking a lease extension in Bellingham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to calculate the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Bellingham property is 75 Woolstone Road in February 2012. the decision of the Tribunal was that the appropriate amount to be paid to purchase the freehold was the sum of £17,711 . This case related to 2 flats. The unexpired residue of the current lease was 68.28 and 158.