I own a freehold residence in Merton Park but still pay rent, why is this and what is this?
It’s unusual for properties in Merton Park and has limited impact for conveyancing in Merton Park 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh 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 is to be dispensed with completely.
I am purchasing a 4 bedroom semi-detached house in Merton Park. The intention is to carry out a loft conversion at the property.Will legal conveyancing on the property include enquiries to determine if these alterations were previously refused?
Your solicitor will review the registered title as conveyancing in Merton Park will occasionally identify restrictions in the title deeds which prohibit certain alterations or require the consent of another owner. Some works require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I recently had an offer accepted on a house in Merton Park. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. Soon after, the lawyer called me sheepishly admitting that they were not on the Nottingham 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 Nottingham 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.
After shopping around on the internet I have found a Merton Park conveyancing practitioner having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Merton Park postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Merton Park.
I am intent on selling our property in Merton Park and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Merton Park. We have lived in Merton Park for six years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with 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 life insurance to cover that same sickness)
3 months have gone by following my purchase conveyancing in Merton Park took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a property in Merton Park prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will refuse to issue a loan on this type of premises.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Merton Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Merton Park to see if the conveyancing will be more expensive.
We are 14 days into a leasehold purchase having been referred to solicitors by the local agent to carry out the conveyancing in Merton Park. We are not happy. Could you help me find new solicitors?
A solicitor would need to be really poor in order to consider changing them. Has the loan offer been issued? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are re-issued. Your new conveyancer needs to be on the banks panel to avoid added fees and frustration. So that should be your starting point. Our find a solicitor tool should help you find a lender approved conveyancer for your home move in Merton Park