Would the conveyancing lawyers that you recommend perform right to buy conveyancing in Tintern?
We do have a variety of conveyancing conveyancers carrying out right to buy transactions Please call us to secure a costs illustration.
I am the registered owner of a freehold house in Tintern but still charged rent, why is this and what is this?
It’s unusual for properties in Tintern and has limited impact for conveyancing in Tintern 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 many centuries, but the Rent Charge Act 1977 barred the establishment 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 will be extinguished.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather use a Tintern based conveyancing firm?
You should check but the the probability is that appoint one of their panel solicitors should you take up the "fee-free" deal. Speak to the mortgage company and explore if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Tintern.
Have just purchased a repossessed house at auction in Tintern. Conveyancing is required. What are my next steps?
Given that you are now exchanged you must hire the services of a conveyancing practitioner soon as you are facing a tight a drop dead date to complete the conveyancing. Every auction property will have a bespoke legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
We previously appointed conveyancing lawyers based in Tintern on the Co-operative solicitor approved list. They are now charging me a further fee for handling the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. The charge is not set by Co-operative but by your Tintern conveyancing practitioner. Numerous firms on the Co-operative panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being a right pain. The Tintern solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a ground for flat up to £195,000 and identified one close by in Tintern I like with open areas and station in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Tintern in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
We are in the middle of purchasing a residence in Tintern. Conveyancing lawyer has phoned to say the property is "Leasehold". Does this adversely affect the salability of the house?
Tintern conveyancing does not in most situations involve leasehold houses. The key consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the marketability significantly.
At the other end of the spectrum, if it's, say, 50 years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The length of lease and ground rent will be stated in the lease to be supplied to your property lawyer.