My wife and I have lately bought a house in Kingsthorpe. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Kingsthorpe?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Kingsthorpe. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a document referred to as a Seller’s Property Information Form. answers is incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Kingsthorpe.
I am the registered owner of a freehold house in Kingsthorpe but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Kingsthorpe and has limited impact for conveyancing in Kingsthorpe 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 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 post 2037 is to be extinguished.
My aunt passed away six months ago and as sole heir and executor I was left the house in Kingsthorpe. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Given you intend to refinance then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
I am helping my sister sell her property in Kingsthorpe. Does the solicitor order the energy assessment or do I organise this?
After the demise of Home Packs, energy performance certificates was retained a mandatory component of moving property. An EPC needs to be to hand in advance of the property being advertised. This is not something that solicitors ordinarily organise. Where you are using a Kingsthorpe conveyancing solicitor they may help arrange energy assessments due to their relationships with reputable Kingsthorpe energy assessors
I had a mortgage agreed in principle with Leeds Building Society. Kingsthorpe conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society done the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After much negotiation I have agreed a price on an apartment in Kingsthorpe. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. Not long after, the lawyer contacted me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Last March I purchased a leasehold property in Kingsthorpe. Do I have any liability for service charges for periods before 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. It is an essential part 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 basement flat in Kingsthorpe, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Kingsthorpe with over 90 years remaining are worth £196,000. The ground rent is £45 yearly. The lease ceases on 21st October 2089
With 64 years left to run we estimate the premium for your lease extension to span between £15,200 and £17,600 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 advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
My brother is purchasing a basement flat in Kingsthorpe. He was given a quote by the solicitor connected to the selling agents totaling £1250 . It was 9 years ago I sold and bought a house and it cost was £600. Have fees really escalated to that extent?
We would recommend that you call 3 or 4 local Kingsthorpe conveyancing firms seeking estimates. You should base your choice not only on cost, but on promptness and on how comprehensive the response is.