I purchased a freehold property in Capel St Mary yet pay rent, why is this and what is this?
It is rare for properties in Capel St Mary and has limited impact for conveyancing in Capel St Mary 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 fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
My wife and I are selling our house in Capel St Mary and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing firm rather than a conveyancing solicitor in Capel St Mary. Having lived in Capel St Mary for three years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am buying a new build house in Capel St Mary with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about this side-deal as it will adversely affect my mortgage with Lloyds TSB Bank. 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.
I need to retain a conveyancing solicitor for sale conveyancing in Capel St Mary. I happened to stumble upon a web site which looks to be the perfect offering If there is a chance to get all the legals done via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What makes a Capel St Mary lease unmortgageable?
Leasehold conveyancing in Capel St Mary is not unique. All leases are drafted differently and drafting errors can result in certain sections are missing. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts.
You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, The Royal Bank of Scotland, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.
Leasehold Conveyancing in Capel St Mary - A selection of Queries before buying
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The best form of lease arrangement is a share of the freehold. In this arrangement the leaseholders have control and even though a managing agent is often employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. Is the freehold reversion owned jointly by the tenants? Is anyone aware of any major works in the near future that will increase the maintenance costs?
We yesterday found out that one of the directors of the conveyancing practice acting on the purchase conveyancing in Capel St Mary is is the father of the owners that we are buying from. Is this permitted?
Provided there is no conflict of interest this is allowable. Where you are requiring mortgage finance then the mortgage company may have a say as many mortgage companies have specific instructions concerning this. For example for Royal Bank of Scotland as of 9/6/2025, the requirements read as follows :