I own a freehold premises in Grasmere yet invoiced for rent, why is this and what is this?
It is rare for properties in Grasmere and has limited impact for conveyancing in Grasmere 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 establishment of fresh rentcharges from 1977 onwards.
Old 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 extinguished.
I am purchasing a detached bungalow in Grasmere. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to ascertain if these alterations were previously refused?
Your property lawyer will check the registered title as conveyancing in Grasmere will sometimes reveal restrictions in the title deeds which prevent categories of alterations or necessitated the permission of a 3rd party. Some additions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Grasmere solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Grasmere postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Grasmere.
I have finally had an offer on an apartment in Grasmere agreed to, the sellers do however have a connected purchase. The sellers have placed an offer on a flat, but it’s not yet tied up, and have viewings of other properties booked. I have selected a bricks and mortar conveyancing solicitor in Grasmere. What should be my next step? When should I get the mortgage application with Nottingham started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, Grasmere conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Nottingham approved list. As to the subsequent phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. In a hot market the majority of buyers would apply for the mortgage with Nottingham and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with searches.
We are downsizing from our house in Grasmere and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Grasmere. We have lived in Grasmere for six years we know that this is a non issue. Do we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should 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 sickness)
Are there restrictive covenants that are commonly identified during conveyancing in Grasmere?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Grasmere. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Grasmere with a loan from Birmingham Midshires. The developers refused to budge the amount so I negotiated 6k of extras instead. The house builders rep advised me not to tell my lawyer about the deal as it would jeopardize my mortgage with Birmingham Midshires. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to switch firm as I have to retain one who is on the The Royal Bank of Scotland conveyancing panel. I hired a high street conveyancing solicitor in Grasmere round the corner but he is not accepted by The Royal Bank of Scotland
It would be our pleasure to assist you select a conveyancing solicitor in Grasmere on the The Royal Bank of Scotland panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Grasmere. Using search facility on this website, you can compare charges for conveyancing solicitors in Grasmere and beyond.