I am the registered owner of a freehold house in Ruislip Gardens but still charged rent, why is this and what is this?
It is rare for properties in Ruislip Gardens and has limited impact for conveyancing in Ruislip Gardens 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 many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My uncle passed away last year and as sole heir and executor I was left the property in Ruislip Gardens. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
I am helping my step-mother sell her house in Ruislip Gardens. Does the conveyancing solicitor arrange an EPC or do I organise this?
Following the demise of Home Packs, EPC’s remained a mandatory component of moving property. An energy assessment should be to hand in advance of the property being put on the market. This is not as aspect of the sale process that law firms ordinarily organise. Where you are using a Ruislip Gardens conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with long established local energy assessors
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Ruislip Gardens conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
My offer on a semi in Ruislip Gardens has been accepted, the owners do nevertheless have an associated purchase. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Ruislip Gardens. What should be my next step? When do I get the mortgage application with Kent Reliance started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Ruislip Gardens conveyancing search fees, etc). First, you should ensure that your solicitor is on the Kent Reliance approved list. As to the subsequent phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a rising market many home buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with the conveyancing in Ruislip Gardens.
Due to the input of my in-laws I had a survey completed on a house in Ruislip Gardens prior to retaining lawyers. I have been advised that there is a flying freehold element 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. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ruislip Gardens. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to use your search app to select a conveyancing solicitor in Ruislip Gardens on the authorised to act for my bank?
1st pick a lender such as Birmingham Midshires, Chelsea Building Society or Alliance & Leicester then specify your preferred area such as Ruislip Gardens. Conveyancing organisations in Ruislip Gardens and further afield should be identified.
My husband and I are 14 days into a leasehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Ruislip Gardens. I am not happy. Could you you assist me in finding new solicitors?
They would need to be really bad to suggest replacing them. Has the loan offer been generated? In the event that it has you will need to advise them of the new solicitor and get the loan are re-issued. Your conveyancer should be on the lenders panel to avoid supplemental costs and delays. That should be your starting point. The search tool can help you find a lender approved lawyer for your conveyancing in Ruislip Gardens