I purchased a freehold house in Hawarden but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Hawarden and has limited impact for conveyancing in Hawarden 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 creation 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.
Having invested time reviewing consumer advice sites for a high-quality solicitor in Hawarden, many say that I must use a CQS assured solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Hawarden is one of the many areas of the UK where there are CQS lawyers.
I have been told that property searches are the number one cause of stalling in Hawarden conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Hawarden.
I am purchasing my first flat in Hawarden with a mortgage from Aldermore. The builders refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about the extras as it may impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Hawarden cover?
Hawarden conveyancing for business premises incorporates a wide range of services, supplied by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My father-in-law has suggested that I instruct his lawyers for conveyancing in Hawarden. Should I use them?
There are no two ways about it the best way to choose a conveyancing practitioner is to have recommendations from friends or family who have actually used the firm you're are thinking of instructing.