I purchased a freehold residence in Queensferry but nevertheless charged rent, why is this and what is this?
It is rare for properties in Queensferry and has limited impact for conveyancing in Queensferry 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
The Queensferry conveyancing solicitors that I appointed last week on my purchase in Queensferry have without warning shut down. They were on acting for me because I had to have a firm on the Coventry BS conveyancing panel and my preferred Queensferry lawyer was not. I issued them a cheque for two hundred pounds in advance. What do I do now?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I am purchasing a property in Queensferry. An unusual aspect is that the roof has a solar panel. Co-operative 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 Co-operative your lawyer must comply with the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Queensferry.
I'm in the process of looking at houses in Queensferry and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I am planning to take a home loan with Santander.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are seeking a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Queensferry solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a new build house in Queensferry with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about the deal as it could adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Should I appoint a Queensferry conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can conduct the legal formalities but they are based 300miles away.
The primary upside of using a high street Queensferry conveyancing firm is that you can visit the firm to sign documents, deliver your ID and pester them where appropriate. Having local Queensferry know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were content that must surpass using an unfamiliar Queensferry conveyancing solicitor just because they are local.
Back In 2005, I bought a leasehold flat in Queensferry. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Queensferry who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Queensferry conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Queensferry Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
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Is anyone aware of any major works in the planning that could increase the maintenance costs? On the whole the outlay for major works tend not to be included within maintenance charges, albeit that some managing agents in Queensferry obliged tenants to pay into a sinking fund and this is used to offset against major works. Be sure to enquire if there is anything that is prohibited in the lease. For instance it is very common in Queensferry leases that pets are not allowed in in a block in Queensferry. If you love the flatin Queensferry yet your dog can’t make the move with you then you have a very hard decision.