I purchased a freehold premises in Cranleigh yet pay rent, why is this and what is this?
It is rare for properties in Cranleigh and has limited impact for conveyancing in Cranleigh 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.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My lawyer in Cranleigh is not on the Platform Home Loans Ltd Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the Platform Home Loans Ltd approved list?
Your options are as follows:
- Complete the purchase with your preferred Cranleigh solicitors but Platform Home Loans Ltd will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause delays.
- Choose a new lawyer to to deal with the purchase, not forgetting to check they are on the Platform Home Loans Ltd panel
My relative suggested that where I am buying in Cranleigh I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Cranleigh conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Cranleigh around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Cranleigh.
It has been five months since my purchase conveyancing in Cranleigh completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am thinking of appointing a conveyancing practitioner in Cranleigh for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?
One may read presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.
I have recently realised that I have 72 years unexpired on my flat in Cranleigh. I now want to get lease extension but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. On the whole an enquiry agent may be helpful to try and locate and to produce a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Cranleigh.
I purchased a leasehold flat in Cranleigh, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Cranleigh with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2090
You have 65 years remaining on your lease we estimate the premium for your lease extension to span between £13,300 and £15,400 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.