I own a freehold residence in Farnham Royal yet pay rent, why is this and what is this?
It is rare for properties in Farnham Royal and has limited impact for conveyancing in Farnham Royal 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 new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
We're in Farnham Royal, First timers purchasing with a mortgage (lender is Yorkshire BS , and our lawyer is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My wife and I buying a 3 bedroom semi in Farnham Royal. Our aim is to convert the garage to an office at the house.Will legal due diligence on the property involve enquiries to determine if these works are permitted?
Your property lawyer will check the registered title as conveyancing in Farnham Royal will occasionally reveal restrictions in the title deeds which prevent certain changes or require the permission of a 3rd party. Some additions require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We have a mortgage agreed in principle with UBS. Farnham Royal conveyancing practitioners were selected. How long does it take for UBS to send the offer to the solicitor?
There is no definitive answer here. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I recently had an offer agreed on an apartment in Farnham Royal. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £175. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do I need to pay for insurance to address the risk of chancel repairs when acquiring a residence in Farnham Royal?
Unless a previous acquisition of the house completed after 12 October 2013 you could assume that lawyers delivering conveyancing in Farnham Royal to remain encouraging a chancel search and or chancel repair liability policy.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Farnham Royal is where the house is located. Can you offer any guidance?
Flying freeholds in Farnham Royal are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Farnham Royal you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Farnham Royal may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Am I best advised to use a Farnham Royal conveyancing solicitor in close proximity to the house I am buying? An old friend can deal with the conveyancing however his firm is located 400kilometers drive away.
The primary upside of using a local Farnham Royal conveyancing practice is that you can pop in to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that should surpass using an unknown Farnham Royal conveyancing solicitor solely due to them being Farnham Royal based.