I purchased a freehold premises in Cheetham but still charged rent, why is this and what is this?
It’s unusual for properties in Cheetham and has limited impact for conveyancing in Cheetham 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 creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
We are purchasing a 3 bedroom semi in Cheetham. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include investigations to determine if these works were previously refused?
Your property lawyer should check the registered title as conveyancing in Cheetham can occasionally identify restrictions in the title deeds which restrict certain alterations or necessitated the consent of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I am expecting a OIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Cheetham solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Cheetham solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Cheetham property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
We are intent on selling our home in Cheetham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Cheetham. Having lived in Cheetham for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with 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 life insurance to cover that same ailment)
How easy is it to swap firm as I need to choose a firm on the Skipton Building Society conveyancing panel. I had appointed a high street conveyancing solicitor in Cheetham round the corner but she is not approved by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Cheetham on the Skipton Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Cheetham. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Cheetham.
We're new on the property ladder - agreed a price, but the property agent advised that the vendor will only move forward if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Cheetham
We suspect that the seller is not behind this requirement. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Cheetham conveyancing lawyers - not the ones that will earn the estate agent a kickback or hit his conveyancing figures pre-set by head office.
I am tempted by the attractive purchase price for a two flats in Cheetham which have in the region of fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Cheetham. The lease is a right to use the premises for a period of time. As the lease shortens the saleability of the lease deteriorates and it becomes more costly to extend the lease. For this reason it is advisable to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena.
Cheetham Leasehold Conveyancing - Sample of Questions you should ask before buying
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Are any of leasehold owners in arrears of their service charge liability? Most Cheetham leasehold properties will have a service charge for the upkeep of the building invoiced by the landlord. Where you acquire the apartment you will have to meet this contribution, normally quarterly accross the year. This can vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a ground rent for you to pay yearly, this is usually not a exorbitant sum, say approximately £25-£75 but you should to enquire it because sometimes it could be many hundreds of pounds. It would be prudent to enquire if the the lease includes any unreasonable restrictions in the lease. For instance it is fairly common in Cheetham leases that pets are not permitted in certain buildings in Cheetham. If you like the apartmentin Cheetham however your dog can’t live with you then you have a very difficult compromise.