I own a freehold house in Handforth but still pay rent, why is this and what is this?
It’s unusual for properties in Handforth and has limited impact for conveyancing in Handforth 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 creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to appoint a Handforth based conveyancing firm?
Do check but the chances are that allocate you one of their panel conveyancers if you accept the "fee-free" deal. Call the lender to see if they allow a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Handforth.
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Handforth. Do I receive the keys to the house on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Handforth?
On the day of completion you will not be required to attend the conveyancers office in Handforth. Conveyancing lawyers for you will arrange to send the purchase money to the seller's lawyers, and once they have received this, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I am purchasing a end of terrace house in Handforth. We would like to carry out an extension to the side at the property.Will legal investigations on the property involve enquiries to determine if these alterations were previously refused?
Your conveyancer should review the registered title as conveyancing in Handforth can sometimes identify restrictions in the title documents which restrict categories of alterations or necessitated the consent of another owner. Many extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I am currently in the process of buying my council flat in Handforth. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I am close to exchanging contracts on the sale of our home in Handforth and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Handforth conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Handforth. Having lived in Handforth for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must 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 ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Handforth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Handforth. 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…’
Can you offer any advice when it comes to finding a Handforth conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Handforth conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Handforth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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Can they put you in touch with clients in Handforth who can give a testimonial? What are the costs for lease extension work?
I bought a studio flat in Handforth, conveyancing was carried out in 2004. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Handforth with an extended lease are worth £171,000. The ground rent is £50 per annum. The lease expires on 21st October 2104
With only 79 years left to run the likely cost is going to be between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.