I purchased a freehold house in Trafford Park yet invoiced for rent, why is this and what is this?
It is rare for properties in Trafford Park and has limited impact for conveyancing in Trafford Park 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 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 in 2037 is to be extinguished.
I just acquired a house at auction in Trafford Park. Conveyancing is needed. What is next?
Having for all intents and purposes signed on the dotted line you will need to retain a conveyancing lawyer soon as you now have a tight deadline in which to complete the property. All auction property will ordinarily have an associated auction pack. This will likely include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You need to hand this to the conveyancer working for you ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.
My wife and I purchasing a end of terrace house in Trafford Park. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve investigations to ascertain if these alterations are prohibited?
Your property lawyer should check the deeds as conveyancing in Trafford Park will sometimes reveal restrictions in the title deeds which prohibit categories of works or necessitated the permission of a 3rd party. Many additions require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Trafford Park solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Are there restrictive covenants that are commonly identified as part of conveyancing in Trafford Park?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Trafford Park. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Trafford Park is where the house is located. Can you shed any light on this issue?
Flying freeholds in Trafford Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trafford Park you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trafford Park 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 property.
I have been recommended by a few selling agents in Trafford Park to get a quote from a solicitor on your site. Is there a financial upside for Estate Agents to market your lawyers rather than alternative conveyancing organisations?
We don’t make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
How up-to-date is your database of lawyers on the bank conveyancing panel in Trafford Park? Do the lenders send you an updated list?
Trafford Park firms and firms conducting conveyancing in Trafford Park themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.