I own a freehold residence in East Harling yet invoiced for rent, why is this and what is this?
It’s unusual for properties in East Harling and has limited impact for conveyancing in East Harling 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 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 will be extinguished.
What happens if my solicitor is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in East Harling?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
How can we tell if a East Harling conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in East Harling seeking recommendations is a sensible 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 which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
It is unclear whether my lender requires a lease extension. I have telephoned my East Harling bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My East Harling conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their published requirements. I simply don't know who is right.
Your lawyer has to follow the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
RBS have agreed my home loan in principle, my bid on a house in East Harling has been accepted, what are the next steps?
Your estate agent will wish to be advised as to your conveyancer's details (make sure the conveyancing practitioners are on the lender’s approved list). Contact RBS or the financial adviser and complete any relevant forms. RBS will instruct a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in East Harling.
I have been on the look out for a leasehold apartment up to £305k and identified one close by in East Harling I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in East Harling suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
My husband and I are a couple of weeks into a freehold purchase having been referred to a firm by the estate agent to perform conveyancing in East Harling. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new solicitors?
They would need to be very bad in order to consider replacing them. Has the mortgage been issued? If so you need to inform them of the new lawyer and get the loan are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid added expenses and frustration. That should be your first question of the new conveyancers. Our search tool can help you find a bank approved lawyer for your conveyancing in East Harling
Should one remove a deceased person's details from the title register for a property in East Harling?
Where a East Harling property is co-owned and one of the owners dies, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal your lawyer would simply be required to evidence as to the reason the other owner is not a party to the transfer, usually this takes the form of a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you may apply to have the deceased party removed from the title by submitting an application to the land registry with proof of the death. There is no land registry fee payable.