Would the conveyancing practitioners that you recommend carry out auction conveyancing in Coombe Warren?
There are a few auction solicitors we can connect you with those who can conduct auction conveyancing. Coombe Warren is just one of our areas of where our lawyers have offices.
I own a freehold premises in Coombe Warren yet pay rent, why is this and what is this?
It is rare for properties in Coombe Warren and has limited impact for conveyancing in Coombe Warren 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
What is the difference between a licensed conveyancer and conveyancing solicitor in Coombe Warren
Two types of professional can conduct conveyancing in Coombe Warren namely CLC regulated conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or purchase of property. They are both required to perform Coombe Warren conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that the requirements and procedures will be accurately followed.
We had appointed conveyancers with offices in Coombe Warren on the Principality solicitor panel. They are now charging me a further fee for the legal aspects of the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by Principality but by your Coombe Warren conveyancer. Numerous firms on the Principality panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Coombe Warren solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Coombe Warren postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Coombe Warren.
Are there restrictive covenants that are commonly identified during conveyancing in Coombe Warren?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Coombe Warren. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was advised by a few estate agents in Coombe Warren to get a quote from a property lawyer on your site. Is there a financial advantage for Estate Agents to offer your lawyers ahead of another?
We don’t give any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I’m about to sell my 2 bed flat in Coombe Warren. Conveyancing has not commenced, however I have recently received a quarterly maintenance charge invoice – what should I do?
It best that you pay the service charge as normal as all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Coombe Warren. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Coombe Warren conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Coombe Warren flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired lease term was 98 years.