I am the registered owner of a freehold premises in Wynyard but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Wynyard and has limited impact for conveyancing in Wynyard 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 post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
We hope to to buy with Earl Shilton BS. I popped in a few high street firms but am struggling to find a Wynyard conveyancing firm on the Earl Shilton BS approved list. Can you assist?
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type Wynyard or your preferred area and you will see a number of lawyer offices in Wynyard or nearest you.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Wynyard. Do I pick up the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Wynyard?
On the day of completion you do not need to go to the conveyancers office in Wynyard. Your solicitors will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
The formalities of my purchase has taken place for my property in Wynyard. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Wynyard solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 Wynyard 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.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in Wynyard? or I am told that there is an ancient law that means some owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Wynyard?
Unless a prior acquisition of the house took place post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Wynyard to continue to propose a a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly picked up during conveyancing in Wynyard?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Wynyard. 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…’
I am looking for a leasehold apartment up to £305k and found one near me in Wynyard I like with a park and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Wynyard suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the remaining unexpired lease term will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.