I am getting a offer of a home loan from Santander. I would like to employ the services of a Licensed Conveyancer in Great Stanmore. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I own a freehold premises in Great Stanmore yet charged rent, why is this and what is this?
It is rare for properties in Great Stanmore and has limited impact for conveyancing in Great Stanmore 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
We are purchasing a 3 bedroom semi in Great Stanmore. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these alterations are prohibited?
Your conveyancer will review the registered title as conveyancing in Great Stanmore can sometimes identify restrictions in the title documents which prohibit categories of alterations or necessitated the consent of another owner. Certain works call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Great Stanmore. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in April. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some lenders would take a sensible view as this clause is principally there to pick up on subsales or the quick reselling of property.
Is there a list of RBS panel solicitors in Great Stanmore on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings viewable online. If you are looking for a Great Stanmore conveyancer on the RBS please make the most of our tool.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Great Stanmore 4 years ago have long since closed. What are my options?
As long as the title is registered the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, identify your property and secure up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
Can you offer any advice when it comes to choosing a Great Stanmore conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Great Stanmore conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Great Stanmore conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Great Stanmore who can give a testimonial?
After months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Great Stanmore. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to assess the premium.
An example of a Lease Extension case for a Great Stanmore premises is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired residue of the current lease was 70.25 years.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Great Stanmore. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Great Stanmore ?
Most houses in Great Stanmore are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Great Stanmore in which case you should be looking for a Great Stanmore conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer should advise you fully on all the issues.