I purchased a freehold residence in Beccles but still charged rent, why is this and what is this?
It’s unusual for properties in Beccles and has limited impact for conveyancing in Beccles 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 fresh 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 in 2037 is to be dispensed with completely.
Is there a search tool that I can utilise to check that the solicitor carrying out my conveyancing in Beccles is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus paying £187.00 plus VAT in another set of conveyancing fees.
Please do take advantage of the search tool on this site. Pick the mortgage company and type ‘Beccles’ or your preferred area and you will discover a number of lawyer located in Beccles or nearest you.
We are buying a terrace house in Beccles. We would like to an extension at the rear at the property.Will legal work on the property include enquiries to determine if these alterations are prohibited?
Your solicitor should review the deeds as conveyancing in Beccles will on occasion reveal restrictions in the title deeds which prohibit certain changes or necessitated the consent of another owner. Certain additions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Beccles conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being a right pain. The Beccles solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search tell me concerning the property I am buying in Beccles?
Beccles conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Xpress Legal The local search plays a central role in many a Beccles conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who dealt with the conveyancing in Beccles 5 years ago have long since closed. What are my options?
Assuming you have a registered title the information relating to your ownership will be retained by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your property and obtain current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
When it comes to leasehold conveyancing in Beccles what are the most frequent lease problems?
There is nothing unique about leasehold conveyancing in Beccles. All leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
-
A provision for the recovery of money spent for the benefit of another party. Repairing obligations to or maintain parts of the premises
You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.
I own a 2 bed flat in Beccles, conveyancing was carried out July 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Beccles with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2089
You have 65 years remaining on your lease we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.