I am the registered owner of a freehold house in Coombe but nevertheless charged rent, why is this and what is this?
It is rare 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
My friend suggested that where I am buying in Coombe I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Coombe conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Coombe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Coombe Housing Market, Council Tax Banding, the demographics 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 house are lost. The lawyers who handled the conveyancing in Coombe 4 years ago have long since closed. What are my options?
Assuming the title is registered the details of your ownership will be documented by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and get up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
How does conveyancing in Coombe differ for newly converted properties?
Most buyers of new build or newly converted property in Coombe contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Coombe typically acquire the real estate, 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 conveyancing solicitors 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.
In sourcing the web for the words on line conveyancing in Coombe it brings up numerous conveyancersin the area. With so much choice what is the best way to find the right solicitor for my move?
The preferential way of seeking the right conveyancer is through a personal testimonial, so ask colleagues and family who have bought a property in Coombe or a local estate agent or financial adviser. Costs for conveyancing in Coombe vary, so it's advisable to secure at least four fee calculations from varying types of property lawyers. Make sure that you clarify what costs in the quote includes.
I have just appointed agents to market my 2 bed apartment in Coombe. Conveyancing is yet to be initiated, however I have recently had a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all ground rent and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents 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. This will smooth the conveyancing process.
Following months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Coombe. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Lease Extension matter before the tribunal for a Coombe flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.