I own a freehold premises in Shepperton but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Shepperton and has limited impact for conveyancing in Shepperton 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 post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
How can we tell if a Shepperton conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Shepperton getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shepperton solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Shepperton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
RBS have agreed my mortgage in principle, my bid on a property in Shepperton has been agreed to, what are the next steps?
Your estate agent will need to know who your solicitors are (be sure the conveyancers are on the bank’s panel). Call up RBS or the financial adviser and finish off any outstanding paperwork. RBS will instruct a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. RBS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shepperton.
The deeds to my home can not be found. The solicitors who conducted the conveyancing in Shepperton 10 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your lawyer should be aware precisely where to locate all the appropriate paperwork so you may buy or dispose of your property without a hitch. Where duplicates are not available, your solicitor may be able to put in place insurance or indemnities against possible claims on the premises.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Shepperton is where the house is located. Is there any guidance you can impart?
Flying freeholds in Shepperton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shepperton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shepperton may determine 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 premises.
I've recently bought a leasehold flat in Shepperton. 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 ensure 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).
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Shepperton. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Shepperton conveyancing firm who can help.
An example of a Lease Extension decision for a Shepperton residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired term as at the valuation date was 82.93 years.
Developers have suggested I use a lawyer and I've received an estimate from them. They are nearly £400 cheaper than my local Shepperton solicitor. What's the catch?
Builders often have lists of solicitors who expedite matters and who know the seller’s contract and solicitor. Plenty of developers offer an inducement to select a preferred conveyancer for this reason, any increased charges can be avoided and a builder won't recommend a conveyancing warehouse and run the risk of having the conveyancing delayed when they require an exchange inside a month. The argument for not agreeing to use the recommended conveyancer is that they may prove unwilling to 'push' your interests for fear of alienating the sellers. If you worry that this may be the case you should stick with your high street Shepperton conveyancing practitioner.