I own a freehold premises in Histon yet invoiced for 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I am being advised by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Histon?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
When it comes to lenders such as Lloyds, do Histon conveyancing practitioners face an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We are getting a further advance on our home loan from Santander as we want to carry out renovations to our property in Histon. Are we obliged to appoint a nearby Histon solicitor on the Santander conveyancing panel to deal with the legals?
Santander would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
I need some fast conveyancing in Histon as I have a deadline to complete inside one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not taking a mortgage you are at liberty not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Histon the following are instances of issues that can arise and adversely affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Histon?
Restrictive covenants 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…’
Having had my offer accepted I require leasehold conveyancing in Histon. Before I get started I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Histon - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Histon Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
The best form of lease arrangement is a share of the freehold. In this scenario the tenants benefit from control and notwithstanding that a managing agent is frequently retained if the building is larger than a house conversion, the managing agent employed by the leaseholders. What prohibitions exist in the Histon Lease?
We have selected a Histon conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the terms and conditions that they are not covered by the FCA. Need I be worried or is that usually the case with conveyancer?
We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are regulated by the SRA, who dictate stringent obligations regulating amounts sitting in their bank.