We opted for a high street lawyer for our conveyancing in Shenfield today. Going through the terms of engagement I seewe are on the hook for costs even where the conveyance does not complete. Should I go with them or use a web based conveyancing company who offer no completion no cost conveyancing in Shenfield?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be more expensive to counteract those cases that do not go ahead. Please beware that these deals generally do not cover disbursements such as Shenfield conveyancing search costs.
I purchased a freehold property in Shenfield but nevertheless charged rent, why is this and what is this?
It is rare for properties in Shenfield and has limited impact for conveyancing in Shenfield 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 fresh rentcharges from 1977 onwards.
Previous 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 am assisting my sister sell her property in Shenfield. Will the conveyancing solicitor commission an energy assessment or should I organise this?
Following the abolition of HIPs, EPC’s was maintained a mandatory element of moving property. An energy performance certificate should be to hand in advance of the property being advertised. This is not a task that conveyancers ordinarily arrange. Where you are instructing a Shenfield conveyancing practitioner they may help arrange energy assessments given their relationships with reputable Shenfield assessors
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Shenfield lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Shenfield. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It has been five months since my purchase conveyancing in Shenfield completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 asset 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 encouragement of my in-laws I had a survey completed on a property in Shenfield in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some banks may refuse to grant a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shenfield. Conveyancing will be smoother if you use a solicitor in Shenfield especially if they are familiar with such properties in Shenfield.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Shenfield. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
Most houses in Shenfield are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Shenfield so you should seriously consider looking for a Shenfield conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor should report to you on the legal implications.
I bought a studio flat in Shenfield, conveyancing formalities finalised in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Shenfield with a long lease are worth £190,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2088
With only 62 years unexpired we estimate the premium for your lease extension to span between £17,100 and £19,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.