I am the registered owner of a freehold residence in Haydock but still charged rent, why is this and what is this?
It’s unusual for properties in Haydock and has limited impact for conveyancing in Haydock 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 fresh rentcharges post 1977.
Previous 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 aunt passed away last year and as sole heir and executor I was left the house in Haydock. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
If you plan to refinance then Lloyds will require that you use a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
My colleague suggested that if I am buying in Haydock I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Haydock conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Haydock around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Haydock Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Haydock Education with plans and statistics, Local Amenities and other useful information regarding Haydock.
How does conveyancing in Haydock differ for newly converted properties?
Most buyers of new build or newly converted property in Haydock contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Haydock tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Haydock or who has acted in the same development.
My company is hoping to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no costs for commercial conveyancing in Haydock for under 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Haydock, including the disposal and acquisition of businesses as well as simply premises. If you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone us so that we can supply you with a detailed commercial conveyancing calculation.
Am I best advised to choose a Haydock conveyancing practitioner who is local to the property I am buying? I have an old university friend who can perform the legal formalities however they are based approximately 350miles away.
The primary upside of using a local Haydock conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that should surpass using an unfamiliar Haydock conveyancing lawyer solely due to them being local.