I am the registered owner of a freehold residence in North Wembley but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in North Wembley and has limited impact for conveyancing in North Wembley 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 new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Our mortgage company has suggested solicitors on their panel based in North Wembley but I would rather use a conveyancing lawyer in North Wembley or nearer to where I live. Are you able to help?
Far from all North Wembley conveyancing firms are listed all banks conveyancing panel. Please make the most of our find an approved solicitor tool to choose a North Wembley conveyancing solicitor on the on the bank panel.
About to purchase a new build flat in North Wembley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in North Wembley
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There must be mutual enforceability of lessee’s covenants. 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. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. North Wembley is the location of the property. Is there any guidance you can give?
Flying freeholds in North Wembley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Wembley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Wembley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Should I be suspicious that third parties that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a local North Wembley conveyancing firm?
As with many professional services, often recommendations from family and friends can be most helpful. Yet there are lots of parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward lawyers to use. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the right to appoint your own conveyancer. Don't forget that many lenders operate an approved list of solicitors you have to use for the mortgage related work in your home move.
My wife and I purchased a leasehold house in North Wembley. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in North Wembley who previously acted has long since retired. What should I do?
First contact HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a North Wembley conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the leaseholder of a basement flat in North Wembley. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Most certainly. We are happy to put you in touch with a North Wembley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a North Wembley residence is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case related to 1 flat. The number of years remaining on the existing lease(s) was 74 years.