We were about to choose a conveyancing solicitor in Ratcliff endorsed by you but have come across alternative fee calculations on the internet seem less expensive – how come?
There are lots of solicitors marketing theoretically looks to be extremely cheap conveyancing in Ratcliff. We would urge you to think long and hard as to how important this transaction is to you that want to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them accentuate a low quote as a headline but hide extra charges in the small print..
I am the registered owner of a freehold premises in Ratcliff but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Ratcliff and has limited impact for conveyancing in Ratcliff 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 establishment 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 post 2037 is to be dispensed with completely.
My flat in Ratcliff is up for sale and I have a buyer. Will the conveyancer have to be on the Santander conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
A colleague advised me that if I am purchasing in Ratcliff I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Ratcliff conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Ratcliff around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Ratcliff.
How simple is it to use the search app to find a conveyancing lawyer in Ratcliff on the approved list for my mortgage?
1st pick a lender such as HSBC Bank, Skipton Building Society or Aldermore then type in your location e.g. Ratcliff. Conveyancing practices in Ratcliff and across England and Wales will then be shown.
There are only 72 years left on my flat in Ratcliff. I need to get lease extension but my freeholder is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to find the freeholder. In some cases a specialist would be helpful to carry out a search and prepare an expert document to be used as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Ratcliff.
After years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Ratcliff. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the amount due.
An example of a Freehold Enfranchisement case for a Ratcliff residence is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired term as at the valuation date was 101.61 years.