I purchased a freehold premises in Halifax but nevertheless charged rent, why is this and what is this?
It is rare for properties in Halifax and has limited impact for conveyancing in Halifax 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 establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
A friend advised me that in buying a property in Halifax there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are anumerous of properties in Halifax which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Halifax should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My solicitor has informed me that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Halifax?
The right level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Bank of Ireland have agreed my mortgage in principle, my offer on a flat in Halifax has been agreed to, now what?
The property agent will wish to be advised as to your lawyer's details (ensure that the lawyers are on the lender’s approved list). Telephone Bank of Ireland or the broker and finish off any relevant paperwork. Bank of Ireland will appoint a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Halifax.
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Halifax?
Its becoming the norm that commercial conveyancing solicitors in Halifax will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Halifax. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Halifax.
For each commercial conveyancing transaction in Halifax it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Halifax commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Halifax.
It has been 3 months since my purchase conveyancing in Halifax concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 lawyer in Halifax for my remortgage. Is there any facility to see a solicitor's record with the legal regulator?
You can find documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.
There are only Fifty years unexpired on my lease in Halifax. I now want to get lease extension but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have made all reasonable attempts to locate the landlord. For most situations a specialist would be useful to conduct investigations and prepare a report which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Halifax.
I purchased a garden flat in Halifax, conveyancing having been completed 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Halifax with a long lease are worth £202,000. The ground rent is £60 yearly. The lease finishes on 21st October 2082
With just 57 years remaining on your lease we estimate the price of your lease extension to be between £28,500 and £33,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. 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 take any other action based on this information before seeking the advice of a professional.