I am the registered owner of a freehold house in Hither Green yet pay rent, why is this and what is this?
It’s unusual for properties in Hither Green and has limited impact for conveyancing in Hither Green 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I am looking to buy a house and require a conveyancing solicitor in Hither Green who is on the National Westminster Bank approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for National Westminster Bank in certain locations such as Hither Green. We dont recommend any particular firm.
Can you help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hither Green?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
After weeks of negotiation I have agreed a price on an apartment in Hither Green. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £200. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.
After what feels like an age I have had an offer on a maisonette in Hither Green accepted, the owners do nevertheless have a connected purchase. The owners have offered on a flat, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a high street conveyancing solicitor in Hither Green. What do I do now? At what point should I apply for the mortgage with Nottingham?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Hither Green conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Nottingham conveyancing panel. Regarding the subsequent stages this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a buoyant market some purchasers would apply for the mortgage with Nottingham and pay for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Hither Green.
I am one month into a freehold purchase having been referred to a firm by the local agent to handle our conveyancing in Hither Green. We are not happy. Could you help me find new solicitors?
They would need to be really bad to suggest replacing them. Has the mortgage been sent? If so you need to advise them of the new contact details and get the offer are re-issued. The solicitor ideally needs to be on the mortgage company approved list to avoid supplemental charges and delays. That should be your starting point. The search tool should assist you in finding a lender approved conveyancer for your home move in Hither Green
I am attracted to a couple of flats in Hither Green both have about fifty years unexpired on the leases. should I be concerned?
There is no doubt about it. A leasehold flat in Hither Green is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the value of the property. The majority of buyers and lenders, leases with under eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hither Green conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a basement flat in Hither Green. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Hither Green flat is 18 Handen Road in April 2013. On 26 October 2012 District Judge Zimmels sitting at the Lambeth County Court made a Vesting Order that the Applicants be granted the right to acquire the freehold upon such terms and at such price determined by the LVT. The Tribunal arrived a figure of £39,535 as a valuation for the enfranchisement. This case affected 3 flats. The unexpired lease term was 69.05 years.
Please set examples of distinct benefits to choosing a local property lawyer in Hither Green
Many buyers and sellers in Hither Green decide on using a nearby high street property lawyer so that they can visit in the event that they have problems, and to sign paperwork without using the Royal Mail.
One could suggest that there is a distinct edge in using a conveyancing practitioner local to the premises you are purchasing, due to the in-depth knowledge of the locality and potential local concerns - however this is debatable. The majority of conveyancers are now online and could be any place in the world.