I own a freehold residence in Ham but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Ham and has limited impact for conveyancing in Ham 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 many centuries, 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 post 2037 is to be extinguished.
Will our solicitor be raising enquiries regarding flooding during the conveyancing in Ham.
Flooding is a growing risk for lawyers dealing with homes in Ham. Plenty of people will purchase a property in Ham, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that can be initiated by the buyer or by their conveyancers which should give them a better understanding of the risks in Ham. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out whether the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the vendor, then a buyer may issue a compensation claim as a result of such an inaccurate response. The buyer’s solicitors may also order an enviro report. This should indicate if there is a recorded flood risk. If so, additional investigations should be made.
Just bought a detached house in Ham , What is the estimated time for the Land Registry to record my title? My Ham conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is registered.
As far as conveyancing in Ham registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd parties. Currently roughly three quarters of submission are fully addressed within two weeks but occasionally there can be longer delays. Historically registration takes place after the purchaser has moved in to the premises so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
I have been on the look out for a ground for flat up to £245,000 and found one near me in Ham I like with a park and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Ham for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Ham and how can you help?
The 1954 Act affords a safeguard to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Ham is one of the numerous areas of the UK in which the firms we work with are located
Should I go with a Ham conveyancing practitioner based in the area that I am hoping to buy? An old friend can perform the legal work but her office is 300miles drive away.
The benefit of a local Ham conveyancing firm is that you can pop in to sign paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local intelligence which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should outweigh using an unknown Ham conveyancing lawyer just because they are Ham based.