I am the registered owner of a freehold house in Heath but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Heath and has limited impact for conveyancing in Heath 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I happen to be the only recipient of my late mum's will and I have everything in my name alone, including the my former home in Heath. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the house in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many banks would take a practical view as this provision is principally there to pick up on the purchase and immediately sell or the quick reselling of property.
Can I be sure that the Heath conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Heath seeking recommendations is a sensible start. 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 advise that you speak with the lawyer handling your transaction.
Completion of my remortgage has taken place for my property in Heath. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Heath 4 years ago have long since closed. What are my next steps?
You no longer need to have the physical original deeds to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
I am purchasing my first flat in Heath with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my solicitor about this deal as it may impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I decided to have a survey carried out on a property in Heath ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Heath. Conveyancing will be smoother if you use a solicitor in Heath especially if they are accustomed to such properties in Heath.
Given that I will soon spend 450k on 3 bedroom house in Heath I would like to talk to a lawyer concerning theconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be carrying out your property ownership legalities in Heath.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Heath should be the figure that you are charged.