I am the registered owner of a freehold property in Albany Park but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Albany Park and has limited impact for conveyancing in Albany 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 have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh 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 after 2037 is to be dispensed with completely.
Having invested time reviewing mumsnet.com for an online lawyer in Albany Park, many say that I must use a CQS assured lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures via the scheme protocol the standard includes numerous organisations who conduct conveyancing in Albany Park.
I am helping my aunt sell her flat in Albany Park. Will the solicitor arrange the energy performance certificate or it is for the seller to coordinate?
After the demise of Home Packs, energy performance certificates became a required part of selling a property. An energy performance certificate must be to hand before the property is marketed. It is not something that solicitors normally arrange. If you are instructing a Albany Park conveyancing solicitor they may help arrange energy performance certificates due to their relationships with reputable Albany Park energy assessors
My bid for a property was accepted at auction in Albany Park. Conveyancing is needed. What are my next steps?
Having to in every practical sense signed on the dotted line you should retain a conveyancing practitioner soon as you are facing a pending deadline in which to complete the purchase. Every auction property will ordinarily have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.
Is it the case that all Albany Park solicitor practices on the HSBC conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Albany Park is the location of the property. Can you shed any light on this issue?
Flying freeholds in Albany Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Albany Park you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Albany 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.
Helen (my wife) and I may need to rent out our Albany Park 1st floor flat temporarily due to a new job. We instructed a Albany Park conveyancing firm in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Albany Park conveyancing lawyer is not available you can check your lease to check if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is allowed. There may be a precondition that you must obtain consent from your landlord or other appropriate person prior to subletting. This means that you cannot sublet in the absence of prior permission. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Albany Park conveyancing firm to help?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to decide the premium.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Albany Park premises is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The unexpired lease term was 80.01 years.
Do lenders provide you with an approved list of Albany Park solicitors? How do you know who is on the bank conveyancing panel?
Albany Park law firm practices and firms conducting conveyancing in Albany Park themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.