I have given 2 months notice to my current landlord and must leave my rented flat in Bushey by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 5 weeks as I wish to avoid having to move into short term accommodation?
It is unwise to provide notice on a rental until you have exchanged. Assuming that you have not already done so, update to your solicitor and request that they cajole the other side, try to an acceptable time-line that everyone will aim to achieve
I own a freehold premises in Bushey but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Bushey and has limited impact for conveyancing in Bushey 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 creation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Can I be sure that the Bushey conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Bushey seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.
I have paid off my mortgage with RBS. I assume I don't need a Bushey conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Our offer on a property in Bushey has been accepted, the sellers do nevertheless have a connected purchase. The vendors have placed an offer on on an apartment, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a high street conveyancing solicitor in Bushey. What do I do now? At what point do I apply for the mortgage with Lloyds?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Bushey conveyancing search charges, etc). The first course of action is to check that your lawyer is on the Lloyds conveyancing panel. Regarding the subsequent phase this very much dictated by the specifics of your case, motivation for this property and on the state of the market. In a rising market many buyers would apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Bushey.
How does conveyancing in Bushey differ for newly converted properties?
Most buyers of new build or newly converted property in Bushey approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Bushey tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bushey or who has acted in the same development.
I have been sourcing a conveyancing solicitor in Bushey for my home move. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
I want to let out my leasehold apartment in Bushey. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
A small minority of properties in Bushey do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have given up trying to reach an agreement for a lease extension in Bushey. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price.
An example of a Lease Extension decision for a Bushey premises is 197 Byron Road in March 2013. In relation to the value of the extended lease the tribunal concluded that the appropriate premium should be £19237 This case related to 1 flat. The unexpired term as at the valuation date was 70.92 years.