Can the conveyancing lawyers listed on your site conduct conveyancing in Henllan by way of an attended exchange?
There are a few conveyancing specialists who can conduct attended exchanges. You should call us to obtain a conveyancing quote and details as to availability.
I purchased a freehold house in Henllan but still pay rent, why is this and what is this?
It is rare for properties in Henllan and has limited impact for conveyancing in Henllan 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 many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Henllan is the location of the property. Can you offer any opinion?
Flying freeholds in Henllan are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Henllan you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henllan may determine 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.
I was pointed in your direction by a few estate agents in Henllan to get a quote from a solicitor on your site. Is there a financial inducement for Estate Agents to offer your services rather than alternative conveyancing organisations?
We don’t give any commission for sending work our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are FTB’s - had an offer accepted, yet the property agent told us that the owners will only move forward if we instruct the agent's chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Henllan
It is highly unlikely the vendors are driving this. If they desire ‘a quick sale', turning down a serious buyer is counter productive. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to use your own,trusted Henllan conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing targets demanded by head office.
Last August I purchased a leasehold property in Henllan. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a split level flat in Henllan, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Henllan with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2084
With just 59 years unexpired we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.