I purchased a freehold premises in Boscombe yet pay rent, why is this and what is this?
It is rare for properties in Boscombe and has limited impact for conveyancing in Boscombe 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
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 extinguished.
My uncle informed me that in purchasing a property in Boscombe there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Boscombe which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Boscombe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I have organised a further advance on our home loan from Santander as we intend to conduct improvements to our house in Boscombe. Do we need to appoint a nearby Boscombe solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Boscombe lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Boscombe for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can make 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 Boscombe conveyancing specialists.
I am purchasing a new build house in Boscombe with a mortgage from Aldermore. The builders refused to move on the amount so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about this extras as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Boscombe before appointing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend refuse to issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Boscombe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Boscombe to see if the conveyancing costs will increase in light of this.
My partner has suggested that I use his conveyancers in Boscombe. Should I use them?
Much as we are happy to recommend a Boscombe conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or family who have previously instructed the solicitor that you are are thinking of instructing.