Please could you suggest a Barnsley Building Society sanctioned Hungerford conveyancing practice that can complete within under 3 weeks? Am I best advised to go for a local Hungerford firm or a web based firm?
We can recommend some very good Hungerford conveyancing firms. Another option is to visit the main road in Hungerford. Approach a couple of firms and ask to see a conveyancing solicitor for a costs illustration. Discuss your deadline together with your reasons and get a commitment on speed. Appoint the one that genuine.
I own a freehold residence in Hungerford but still invoiced for rent, why is this and what is this?
It is rare for properties in Hungerford and has limited impact for conveyancing in Hungerford 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 new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My grandmother passed away last year and as sole heir and executor I was left the house in Hungerford. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
If you intend to refinance 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.
I'm buying my first flat in Hungerford with a mortgage from Halifax. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my solicitor about this extras as it could adversely affect my mortgage with the bank. Is this normal?.
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.
My partner has suggested that I instruct his conveyancers in Hungerford. Should I find my own property lawyer?
Much as we are happy to recommend a Hungerford conveyancing lawyer the best way to find a conveyancing lawyer is to get feedback from friends or relatives who have used the conveyancer you're are thinking of instructing.
Frank (my husband) and I may need to sub-let our Hungerford basement flat for a while due to a career opportunity. We instructed a Hungerford conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Your lease dictates relations between the landlord and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Hungerford do not contain subletting altogether – such a provision would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I acquired a 1 bedroom flat in Hungerford, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Hungerford with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2101
With only 76 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.