I purchased a freehold premises in Histon but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Histon and has limited impact for conveyancing in Histon 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 generation of new 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 is to be extinguished.
Me and my partner are buying a property in Histon. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to deposit money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my sister sell her flat in Histon. Does the solicitor order the energy performance certificate or it is for the owner to coordinate?
After the abolition of Home Packs, EPC’s was left as a compulsory element of selling a house. An energy assessment must be to hand before the property is marketed. This is not as aspect of the sale process that law firms ordinarily arrange. If you are instructing a Histon conveyancing solicitor they might help arrange EPC’s given their relationships with reputable Histon providers
Are all Histon Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I need some quick conveyancing in Histon as I am under a deadline to sign on the dotted line in less than 4 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Histon the following are instances of issues that can arise and therefore affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
Are there restrictive covenants that are commonly picked up during conveyancing in Histon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Histon. 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…’
Due to the input of my in-laws I had a survey completed on a property in Histon in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Histon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Histon to see if the conveyancing will be more expensive.
I've recently bought a leasehold house in Histon. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Histon - Examples of Queries before Purchasing
Can you tell me if there are any major works in the near future that could increase the maintenance costs? Does the lease include onerous restrictions?