I am the registered owner of a freehold residence in Crymych yet charged rent, why is this and what is this?
It’s unusual for properties in Crymych and has limited impact for conveyancing in Crymych 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 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 in 2037 will be extinguished.
My Conveyancer in Crymych is not on the Halifax Approved Panel. Can I still continue with my family solicitor even though they are not on the Halifax panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Crymych solicitors but Halifax will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as result in delays.
- Get a new solicitor to act in the conveyancing, obviously checking they are Persuade your conveyancer to use their best endeavours to join the Halifax conveyancing panel
I am assisting my mother sell her flat in Crymych. Will the conveyancing solicitor arrange the EPC or should I organise this?
Following the abolition of HIPs, energy assessments was retained a mandatory element of moving house. An energy performance certificate should be to hand prior to the property being put on the market. This is not something that solicitors ordinarily arrange. If you are instructing a Crymych conveyancing solicitor they may be able to arrange energy performance certificates due to their contacts with long established local energy assessors
Is it correct that all Crymych CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
After much negotiation I have agreed a price on an apartment in Crymych. My financial adviser suggested a conveyancer. I paid an advanced payment of £175. Not long after, the solicitor called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are selling our property in Crymych and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers used an internet conveyancing practice as opposed to a conveyancing solicitor in Crymych. Having lived in Crymych for six years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to 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 health insurance to cover that same illness)
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Crymych is the location of the property. Is there any advice you can impart?
Flying freeholds in Crymych are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crymych you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crymych may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Crymych. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
Most houses in Crymych are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Crymych in which case you should be shopping around for a Crymych conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor should report to you on the legal implications.
I inherited a studio flat in Crymych, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Crymych with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2102
With just 76 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.