I own a freehold house in Radyr yet pay rent, why is this and what is this?
It’s unusual for properties in Radyr and has limited impact for conveyancing in Radyr 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 new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Radyr so that I can attend their offices if required.
Whereas this was necessary ten years ago, the vast majority lenders no longer need their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to using a local solicitor, in your situation a conveyancing solicitor in Radyr.
My aunt advised me that in buying a property in Radyr there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Radyr which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Radyr should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Radyr conveyancing solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
We are getting the release of further monies on our mortgage from UBS as we want to carry out renovations to our home in Radyr. Do we need to appoint a bricks and mortar Radyr solicitor on the UBS conveyancing panel to handle the paperwork?
UBS don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
I'm remortgaging my primary property to a buy to let loan with Yorkshire Building Society and intend to use the remaining equity towards another property. The neighborhood we are talking about is Radyr. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Make use of our comparison tool on this page to ensure that the solicitors are on the relevant lender panels. On the basis that they are your lawyer should be able to simultaneously deal with the two transactions but you should talk with you lawyer and communicate your desired outcome and needs.
I am looking for a conveyancing solicitor in Radyr for my home move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Members of the public can read documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded call for training requirements.
Last March I purchased a leasehold flat in Radyr. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a split level flat in Radyr, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Radyr with over 90 years remaining are worth £180,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2084
With only 58 years unexpired we estimate the premium for your lease extension to span between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.