I am the registered owner of a freehold property in Blythe Bridge but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Blythe Bridge and has limited impact for conveyancing in Blythe Bridge 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous 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 extinguished.
I am the single beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Blythe Bridge. The Blythe Bridge property was put into my name in April. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view mortgage companies take of it, depend on the lender as this obligation chiefly exists to pick up on subsales or the quick reselling of properties.
I'm in the throws of viewing houses in Blythe Bridge and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I will be getting a home loan with Kent Reliance.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are getting a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being pedantic. The Blythe Bridge solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
What does a local search inform me regarding the property my wife and I buying in Blythe Bridge?
Blythe Bridge conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search plays a central role in many a Blythe Bridge conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (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 13 subject sections.
I'm buying my first flat in Blythe Bridge with a mortgage from Aldermore. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not disclose to my solicitor about this extras as it would jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Due to the guidance of my in-laws I had a survey completed on a property in Blythe Bridge prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks may not grant a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blythe Bridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blythe Bridge to see if the conveyancing costs will increase in light of this.
What are your top tips when it comes to finding a Blythe Bridge conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Blythe Bridge conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Blythe Bridge conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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How many lease extensions have they completed in Blythe Bridge in the last year?
Blythe Bridge Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
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Many Blythe Bridge leasehold flats will incur a service bill for the upkeep of the block set on behalf of the landlord. Should you purchase the flat you will have to pay this contribution, usually periodically throughout the year. This could vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a large sum, say approximately £50-£100 but you need to check as on occasion it can be surprisingly expensive. On the whole the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Blythe Bridge require leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance. How much is the service charge and ground rent on the property?