I own a freehold residence in Brighouse and Rastrick but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Brighouse and Rastrick and has limited impact for conveyancing in Brighouse and Rastrick 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 generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
My Solicitor in Brighouse and Rastrick is not on the Chelsea Building Society Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are excluded from the Chelsea Building Society approved list?
The limited options open to you here include:
- Complete the purchase with your existing Brighouse and Rastrick lawyers but Chelsea Building Society will need to retain a solicitor on their panel. This will inevitably rack up the total conveyancing fees and result in frustration.
- Find an alternative practitioner to act in the conveyancing, not forgetting to check they are Chelsea Building Society approved.
- Persuade your Chelsea Building Society solicitor to attempt to join the Chelsea Building Society panel
Have just purchased a probate house at auction in Brighouse and Rastrick. Conveyancing is required. What happens now?
Having legally bound yourself to purchase you should find a conveyancing solicitor quickly as you will have a tight a fixed date to complete the property. An auction property will have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Brighouse and Rastrick. Do I collect the keys to the house on the completion date from my solicitor? If so, I will find a High Street conveyancing solicitor in Brighouse and Rastrick?
On the day of completion you will not be required to attend the conveyancers office in Brighouse and Rastrick. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you should be able to collect the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I can not work out if my mortgage offer requires a lease extension. I have called my Brighouse and Rastrick bank branch on numerous occasions and was informed it wasn't an issue and they would lend. My Brighouse and Rastrick conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
Provided that the solicitor is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Brighouse and Rastrick.
The risk of flooding is if increasing concern for solicitors dealing with homes in Brighouse and Rastrick. Some people will acquire a property in Brighouse and Rastrick, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their lawyers which will figure out the risks in Brighouse and Rastrick. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine whether the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the vendor, then a purchaser could issue a compensation claim resulting from an incorrect response. The purchaser’s conveyancers may also commission an enviro report. This should indicate whether there is any known flood risk. If so, more detailed investigations will need to be initiated.
I am buying my first flat in Brighouse and Rastrick benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about the extras as it will affect my mortgage with the lender. Should I keep quiet?.
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.
My father-in-law has encouraged me to instruct his lawyers for conveyancing in Brighouse and Rastrick. Should I choose my own conveyancer?
There are no two ways about it the best way to select a conveyancing lawyer is to have recommendations from friends or family who have experience in using the solicitor you're contemplating using.