I am acquiring a property for cash in West Wickham. I have resided for the last 20 years in West Wickham. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the West Wickham conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do consider; if you are intend to dispose of the house at a future date, it could be of importance to your prospective buyer what the searches contain. There are plenty of instances where properties with functional issues can still reveal unpredicted search results. A good conveyancing solicitor in West Wickham will provide you some sensible guidance in this regard.
I am the registered owner of a freehold premises in West Wickham but still charged rent, why is this and what is this?
It’s unusual for properties in West Wickham and has limited impact for conveyancing in West Wickham 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 generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
When it comes to lenders such as Yorkshire BS, do West Wickham solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
After shopping around on the internet I have found a West Wickham property lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 West Wickham 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.
My sealed bid on a property in West Wickham has been accepted, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not been accepted yet, and have viewings of other flats booked. I have selected a local conveyancing solicitor in West Wickham. What do I do now? When should I get the mortgage application with Barclays started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, West Wickham conveyancing search charges, etc). First, you should ensure that your conveyancer is on the Barclays conveyancing panel. As to the next steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a buoyant market many home buyers would apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in West Wickham.
I have todaydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in West Wickham for a purchase of a leasehold apartment 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Wickham conveyancing specialists.
I'm remortgaging my primary house to a buy to let loan with Skipton Building Society and intend to use the remaining equity towards further property. The location we are talking about is West Wickham. Will your conveyancers be able to act for the two banks and tie in the conveyances?
Make use of our comparison tool on this site to be sure that the conveyancers are approved by both lenders. Having checked that they are your lawyer will be able to simultaneously deal with the two deals but you should talk with you solicitor and communicate your desired outcome and requirements.
I only have 62 years remaining on my flat in West Wickham. I now wish to get lease extension but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the freeholder. On the whole a specialist may be useful to try and locate and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering West Wickham.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Wickham. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a West Wickham conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Wickham residence is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The remaining number of years on the lease was 76.75 and 88.83.