I am the registered owner of a freehold residence in Liversedge but still pay rent, why is this and what is this?
It’s unusual for properties in Liversedge and has limited impact for conveyancing in Liversedge 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 new 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.
If you had a top tip for selecting a conveyancing solicitor in Liversedge what would it be?
Do not opt for the cheapest Liversedge conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Is it the case that all Liversedge CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Liversedge is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are downsizing from our house in Liversedge and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Liversedge conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Liversedge. Having lived in Liversedge for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I purchased a 4 bedroom Victorian property in Liversedge. Conveyancing solicitor represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Liversedge and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
I am looking for a conveyancing lawyer in Liversedge for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
Anyone may read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.
What advice can you give us when it comes to appointing a Liversedge conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Liversedge conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Liversedge conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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How many lease extensions has the firm completed in Liversedge in the last 12 months?
I inherited a 1st floor flat in Liversedge, conveyancing formalities finalised in 2010. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Liversedge with a long lease are worth £170,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2103
With just 78 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.