I purchased a freehold premises in Hatfield but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Hatfield and has limited impact for conveyancing in Hatfield 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh 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 after 2037 is to be extinguished.
My uncle passed away six months ago and as sole heir and executor I was left the property in Hatfield. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Aldermore will insist on your using a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.
My wife and I are buying a property in Hatfield. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to deposit money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A friend advised me that in purchasing a property in Hatfield there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Hatfield which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Hatfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Hatfield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Do I need to take out insurance to address the risk of chancel repairs when acquiring a house in Hatfield?
Unless a previous purchase of the property took place post 12 October 2013 you may assume that lawyers delivering conveyancing in Hatfield to continue to suggest a chancel search and or chancel repair liability insurance.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Hatfield is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hatfield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hatfield you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hatfield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it simple use the search tool to get a costs illustration from a conveyancing solicitor in Hatfield on the approved list for my mortgage?
1st choose a mortgage company such as Accord Mortgages Ltd, Leeds Building Society or Clydesdale then type in your location e.g. Hatfield. Conveyancing practices in Hatfield and further afield should be identified.