I own a freehold property in Coombe but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Coombe and has limited impact for conveyancing in Coombe 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 have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh 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 in 2037 will be dispensed with completely.
A relative suggested that if I am purchasing in Coombe I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Coombe conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Coombe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Coombe Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Coombe Education with maps and statistics, Local Amenities and other useful information concerning Coombe.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Coombe 4 years ago no longer exist. What do I do?
Assuming you have a registered title the information relating to your ownership will be retained by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, identify your house and get current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Coombe differ for newly converted properties?
Most buyers of new build residence in Coombe approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Coombe tend to buy 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 conveyancers 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 used to new build conveyancing in Coombe or who has acted in the same development.
I am using a search engine for the phrase conveyancing in Coombe it reveals numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancer for purchase transaction?
The ideal way of choosing a suitable conveyancer is via personal referral, so seek the guidance of friends and relatives who have bought a property in Coombe or the local estate agent or mortgage broker. Charges for conveyancing in Coombe differ, so it's advisable to request a minimum of three estimates from varying types of property lawyers. Dont forget to clarify that the costs are assured not to escalate.
I have just started marketing my garden flat in Coombe. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly maintenance charge demand – what should I do?
The sensible thing to do is pay the maintenance contribution as you normally would as all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Coombe. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Freehold Enfranchisement case for a Coombe flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired residue of the current lease was 98 years.