I am the registered owner of a freehold premises in Rainhill but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Rainhill and has limited impact for conveyancing in Rainhill 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 creation of fresh 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 after 2037 is to be dispensed with completely.
I'm buying my first flat in Rainhill with a mortgage from Accord Mortgages Ltd. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my solicitor about this extras as it could put at risk my loan with Accord Mortgages Ltd. 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Rainhill is where the house is located. Is there any advice you can give?
Flying freeholds in Rainhill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rainhill you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rainhill may decide 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 property.
Should I be concerned about 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Rainhill conveyancing firm?
As with many professional services, often referrals from family and friends can be very helpful. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward solicitors to appoint. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the discretion to choose your own lawyer. However, bear in mind that many mortgage providers specify a panel list of law firms you must use for the mortgage related work in your transaction.
In sourcing the web for the words cheap conveyancing in Rainhill it shows results of many solicitorslocally. With so much choice what is the best way to find the right property lawyer for my move?
The preferential method of finding the right conveyancer is through a trusted referral, so seek the opinion of colleagues and those you trust who have purchased a property in Rainhill or the respected estate agent or financial adviser. Charges for conveyancing in Rainhill differ, so it's advisable to obtain a minimum of four fee calculations from varying types of property lawyers. Be sure to secure confirmation what costs in the quote includes.
My aunt completed her conveyancing in Rainhill in 2006. She has got married, widowed and has recently married again. She now wishes to dispose of the Rainhill property. I believe she will simply be asked to supply copies of the marriage certificates to the lawyer but she is concerned it will hold up the conveyancing. Should she appoint a lawyer to update the Land Registry documents for the property?
The is no need to bring up to date the title for the property as long as you have the proof needed to show how the change of name resulted.
The buyer’s solicitor should examine the land registry information and requisition evidence to establish the change of name e.g. marriage certificates.