We were about to retain a conveyancing solicitor in Moorends listed on your site but have come across some other costs illustrations via the web seem cheaper – why is this?
One can find a variety of conveyancers advertising at first sight what seems to be very low prices. Our advice is to think twice as to how important this transaction is to you that you are willing to take 'cheap' risks concerning the quality of the legal work. Some hide extras deep into the terms of engagement. The conveyancers that we list for conveyancing in Moorends neverdo this.
I own a freehold house in Moorends but still charged rent, why is this and what is this?
It’s unusual for properties in Moorends and has limited impact for conveyancing in Moorends 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 creation of fresh 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 after 2037 is to be extinguished.
I am thinking of mortgaging my flat in Moorends, does my lawyer have to be on the UBS Conveyancing panel?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Will our lawyer be making enquiries regarding flooding as part of the conveyancing in Moorends.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Moorends. There are those who acquire a house in Moorends, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that can be carried out by the purchaser or by their conveyancers which will figure out the risks in Moorends. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the property has ever been flooded. If the property has been flooded in past and is not notified by the seller, then a buyer may issue a legal claim for losses as a result of such an inaccurate answer. The purchaser’s conveyancers may also commission an environmental search. This should reveal whether there is any known flood risk. If so, more detailed inquiries should be carried out.
Just had an offer accepted on a new build flat in Moorends. Conveyancing is daunting 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.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Moorends
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Moorends and how can you help?
The particular law that you refer to gives protection to business tenants, giving them the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Moorends is one of the many areas of the UK in which our lawyers have offices