I purchased a freehold property in Mickleover yet pay rent, why is this and what is this?
It’s unusual for properties in Mickleover and has limited impact for conveyancing in Mickleover 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 creation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I am planning to move home in July. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Mickleover. Conveyancing firm was organised prior to coming across your page.
On the afternoon of completion you can collect the house keys from your estate agent but this should only occur when the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you will need to tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a residential property solicitor in Mickleover or a legal practice that specialises in conveyancing in Mickleover.
I have been advised by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Mickleover conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
We had selected conveyancing lawyers with offices in Mickleover on the HSBC solicitor approved list. They are now charging me a further charge for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. This fee is not set by HSBC but by your Mickleover solicitor. Some firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
Various online forums that I have come across warn that are the number one reason for delay in Mickleover conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Mickleover.
About to purchase a new build apartment in Mickleover. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Mickleover
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Having checked my lease I have discovered that there are only 68 years remaining on my lease in Mickleover. I now want to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent should be useful to try and locate and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court covering Mickleover.
I invested in buying a garden flat in Mickleover, conveyancing formalities finalised 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Mickleover with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2095
With just 73 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
We are seeking to buy a repression house in Mickleover and the bank selling would like to complete inside a week. Do conveyancers complete in this timeframe? Would it be better to use a high street Mickleover firm or an online firm that professes to offer speedy conveyancing?
Visit your Mickleover high street. Pop in to a couple of firms and ask to talk to a conveyancing solicitor for a quote. Explain your needs and try and obtain a commitment on time frames. Appoint the firm that appears most genuine. Make sure to use a lawyer on the list of conveyancing practitioners who can act for your mortgage company.