I am the registered owner of a freehold house in Ham yet pay rent, why is this and what is this?
It is rare 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 generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
My lender has recommended solicitors on their panel based in Ham but I would rather use a conveyancing lawyer in Ham local to me. Can you assist?
It is by no means the case that all Ham conveyancing firms are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to locate a Ham conveyancing solicitor on the on the bank panel.
I am purchasing a terrace house in Ham. The intention is to carry out an extension to the side at the house.Will legal work on the property involve investigations to see if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Ham can on occasion reveal restrictions in the title deeds which prevent categories of alterations or necessitated the consent of a 3rd party. Certain works call for local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
My lawyer has informed me that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Ham?
The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
HSBC have agreed my mortgage in principle, my bid on a property in Ham has been accepted, what are the next steps?
Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Contact HSBC or the financial adviser and complete any outstanding documentation. HSBC will appoint a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. HSBC will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ham.
A colleague advised me that where I am purchasing in Ham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Ham conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Ham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ham Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ham Education with maps and statistics, Local Amenities and other useful data concerning Ham.
I am buying a new build apartment in Ham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Ham
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I opted to have a survey completed on a house in Ham ahead of appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will not grant a loan on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ham. Conveyancing will be smoother if you use a solicitor in Ham especially if they are familiar with such properties in Ham.