I am the registered owner of a freehold residence in St Mawes but nevertheless pay rent, why is this and what is this?
It is rare for properties in St Mawes and has limited impact for conveyancing in St Mawes 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 fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
The deeds to my property are lost. The conveyancers who handled the conveyancing in St Mawes 4 years ago have long since closed. What are my options?
These day there are copies made of almost everything, and your conveyancer will be aware precisely where to look for all the relevant paperwork so you may buy or sell your property without a hitch. If duplicates can’t be found, your solicitor can put in place insurance or indemnities against future claims on your property.
How does conveyancing in St Mawes differ for newly converted properties?
Most buyers of new build residence in St Mawes contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in St Mawes tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Mawes or who has acted in the same development.
We're first time buyers - had an offer accepted, yet the agent informed us that the owners will only go ahead if we appoint their preferred solicitors as they need a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in St Mawes
It is improbable the vendors are driving this. If they desire ‘a quick sale', turning down a motivated purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to use your own,trusted St Mawes conveyancing firm - as opposed tothose that will provide the estate agent a referral fee or achieve conveyancing figures pre-set by senior management.
Last October I purchased a leasehold property in St Mawes. Am I liable to pay service charges relating to a period prior to my ownership?
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. Strange as it may seem, 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 own a basement flat in St Mawes, conveyancing was carried out 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in St Mawes with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease finishes on 21st October 2085
You have 59 years remaining on your lease we estimate the price of your lease extension to range between £20,900 and £24,200 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
A licensed conveyancer handled my conveyancing in St Mawes half a dozen years ago having stored my deeds but has now closed – how do I get hold of these?
Title deeds, as such, no longer exist as most homes in St Mawes are registered digitally at Land Registry. Where you need to prove evidence of proprietorship or are selling or re-mortgaging your lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.