I purchased a freehold property in Lower Sunbury but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Lower Sunbury and has limited impact for conveyancing in Lower Sunbury 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.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
We have agreed to purchase a house in Lower Sunbury. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Clydesdale your lawyer must check the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not isolated to Lower Sunbury.
I am expecting a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Lower Sunbury solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Lower Sunbury solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Nottingham have agreed my mortgage in principle, my offer on a apartment in Lower Sunbury has been accepted, what are the next steps?
Your property agent will wish to be advised as to your property lawyer's details (be sure the conveyancers are on the bank’s panel). Telephone Nottingham or the financial adviser and finish off any relevant paperwork. Nottingham will instruct a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. Nottingham will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lower Sunbury.
I need some expedited conveyancing in Lower Sunbury as I am under a deadline to sign on the dotted line within 2 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Lower Sunbury the following are examples of what can arise and adversely affect the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Lower Sunbury?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Lower Sunbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Lower Sunbury with a mortgage from National Westminster Bank. The sellers refused to move on the amount so I negotiated 6k of extras instead. The property agent told me not disclose to my lawyer about this deal as it will impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 a dozen years ago. He has been married, widowed and in recent months got remarried. He will be selling the flat this June. I suspect that he will simply be need to supply copies of the marriage certificates to the lawyer however he is anxious it will hold up the sale of the property. Should he appoint a lawyer to update the title information for the house?
You are not required to update the title for the property on the basis that you have the proof needed to show how the change of name resulted.
The purchaser’s conveyancing practitioner will review the land registry information and requisition evidence by way of proof of the change of name e.g. marriage certificates.