I am the registered owner of a freehold residence in Tonyrefail but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Tonyrefail and has limited impact for conveyancing in Tonyrefail 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 one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a garden flat in Tonyrefail. Do I pick up the keys to the property on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Tonyrefail?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
I am planning to move house in June. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Tonyrefail. Conveyancing solicitor was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from the selling agent but this should only take place when the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be released. Subsequently you will need to inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you choose a residential property solicitor in Tonyrefail or a legal practice with expertise in conveyancing in Tonyrefail.
I currently have a mortgage with Virgin Money for my property in Tonyrefail. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Virgin Money must be informed of your intention before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.
Should our conveyancer be raising questions about flooding during the conveyancing in Tonyrefail.
Flooding is a growing risk for solicitors dealing with homes in Tonyrefail. Some people will acquire a property in Tonyrefail, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or by their solicitors which will figure out the risks in Tonyrefail. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the premises has historically flooded. If flooding has previously occurred and is not revealed by the seller, then a purchaser could bring a legal claim for losses resulting from an incorrect answer. A purchaser’s conveyancers will also commission an enviro report. This will disclose if there is any known flood risk. If so, more detailed inquiries will need to be carried out.
I am purchasing my first flat in Tonyrefail benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about the deal as it may affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How can the Landlord & Tenant Act 1954 affect my business premises in Tonyrefail and how can your lawyers assist?
The 1954 Act gives security of tenure to business leaseholders, giving them the dueness to make a request to court for a new lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Tonyrefail is one of our hundreds of locations in which our lawyers are based
Are there any apps to help find a Tonyrefail conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25miles to meet the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Tonyrefail and you will see a number of lawyer located nearest Tonyrefail. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.