I am the registered owner of a freehold property in Merthyr Tydfil yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Merthyr Tydfil and has limited impact for conveyancing in Merthyr Tydfil 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 fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
We are buying a property in Merthyr Tydfil. I might seem paranoid but how we can trust a lawyer? At some point we have to put funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a DIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Merthyr Tydfil solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Merthyr Tydfil solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Nationwide have agreed my mortgage in principle, my offer on a property in Merthyr Tydfil has been agreed to, what are the next steps?
The property agent will wish to be informed of your lawyer's details (be sure the solicitors are on the lender’s panel). Contact Nationwide or the broker and complete any outstanding forms. Nationwide will appoint a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Nationwide 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 Merthyr Tydfil.
I used Action Conveyancing several years past for my conveyancing in Merthyr Tydfil. Now, I need the files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Merthyr Tydfil of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Merthyr Tydfil is the location of the property. Can you shed any light on this issue?
Flying freeholds in Merthyr Tydfil are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merthyr Tydfil you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How simple is it to swap solicitor as I need to choose one who is on the Nationwide Building Society conveyancing panel. I hired a family conveyancing solicitor in Merthyr Tydfil five minutes from me but she is not approved by Nationwide Building Society
We will our best to assist in finding you a conveyancing solicitor in Merthyr Tydfil on the Nationwide Building Society panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Merthyr Tydfil. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Merthyr Tydfil.
All being well we will complete the disposal of our £275,000 garden flat in Merthyr Tydfil next week. The freeholder has quoted £420 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Merthyr Tydfil?
Merthyr Tydfil conveyancing on leasehold flats usually requires the purchaser’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has no option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I invested in buying a 1 bedroom flat in Merthyr Tydfil, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Merthyr Tydfil with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2106
With 80 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.