I own a freehold property in Locksbottom yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Locksbottom and has limited impact for conveyancing in Locksbottom 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 establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
What is the difference between a licensed conveyancer and conveyancing solicitor in Locksbottom
Two types of professional can do conveyancing in Locksbottom namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. Both are obliged to carry out Locksbottom conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and procedures will be suitably attended to.
We previously appointed conveyancers based in Locksbottom on the RBS solicitor approved list. They have just invoiced me a further sum for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. The fee is not dictated by RBS but by your Locksbottom property lawyer. Numerous firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
I have decided to exercise my right to buy my property in Locksbottom off the council. I have a mortgage offer with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
Have completed on a a semi-detached house in Locksbottom , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Locksbottom conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Locksbottom registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. At present roughly 80% of submission are fully addressed within two weeks but some can be subject to extensive delays. Historically registration is effected after the new owner is living at the property thus post completion formalities is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
I have been recommended by numerous selling agents in Locksbottom to choose a solicitor using your seach tool. What’s the financial incentive for Estate Agents to promote your site over a competitor’s?
We don’t offer any referral fee for sending work our way. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I only have Seventy years unexpired on my flat in Locksbottom. I am keen to extend my lease but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you have made all reasonable attempts to find the landlord. In some cases an enquiry agent may be useful to try and locate and to produce a report to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Locksbottom.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Locksbottom conveyancing firm to represent me?
Most certainly. We can put you in touch with a Locksbottom conveyancing firm who can help.
An example of a Lease Extension case for a Locksbottom property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.
Am in the process of buying my 1st property in Locksbottom. Conveyancing practitioner already instructed. The financial consultant advised that a survey is not appropriate as the property was only built in 2001.
At the very least you should have a Home Buyer's Report. Given the premises is more than ten years old the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. They will highlight any apparent problems and recommend additional investigation if relevant. Where there are any signs of material issues obtain a comprehensive structural survey.