I purchased a freehold residence in Vale Of Glamorgan but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Vale Of Glamorgan and has limited impact for conveyancing in Vale Of Glamorgan 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 creation 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 post 2037 is to be dispensed with completely.
We are buying a detached bungalow in Vale Of Glamorgan. Our aim is to carry out an extension to the side at the property.Will legal conveyancing on the property include investigations to see if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Vale Of Glamorgan can sometimes reveal restrictions in the title documents which prohibit categories of works or necessitated the permission of a 3rd party. Certain works require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
Completion of my remortgage has taken place for my property in Vale Of Glamorgan. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After shopping around on the internet I have found a Vale Of Glamorgan conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 Vale Of Glamorgan 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.
Just had an offer accepted on a new build flat in Vale Of Glamorgan. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Vale Of Glamorgan
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I need to appoint a conveyancing solicitor for freehold conveyancing in Vale Of Glamorgan. I happened to land on a web site which seems to have the ideal offering If it is possible to get all this stuff completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Planning to exchange soon on a garden flat in Vale Of Glamorgan. Conveyancing lawyers assured me that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Vale Of Glamorgan should include some of the following:
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Whether your lease caters for for a reserve fund? Responsibility to repair and maintain the building. It is important for you to know which party is liable for the repair and maintenance of every part of the building The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? You should know whether the lease allows you to add or improve aspects of the property- you should be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is required
Leasehold Conveyancing in Vale Of Glamorgan - Examples of Queries before Purchasing
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What is the annual maintenance fee and ground rent? Are any of leasehold owners in arrears of their service charge payments?
For various reasons I am unfit to attend my Vale Of Glamorgan conveyancing practitioners office to sign documents connected to my conveyancing in Vale Of Glamorgan – will this be problematic?
No. Vale Of Glamorgan conveyancing lawyers can undertake home moves for clients who are based anywhere. You are unlikely to be required to meet your lawyer in the flesh at a Vale Of Glamorgan conveyancers office. They can handle all communications remotely from their Vale Of Glamorgan premises.