I own a freehold premises in Spondon but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Spondon and has limited impact for conveyancing in Spondon 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 hundreds of years, 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 is to be extinguished.
My wife and I are in the throws of looking at houses in Spondon and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Kent Reliance.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
It is unclear whether my lender requires a lease extension. I have telephoned my Spondon building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Spondon conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the lender panel, she or he must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Co-operative have agreed my mortgage in principle, my offer on a house in Spondon has been agreed to, now what?
Your estate agent will want to be informed of your solicitor's details (be sure the property lawyers are on the bank’s panel). Contact Co-operative or the financial adviser and finish off any appropriate paperwork. Co-operative will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Co-operative will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Spondon.
We are intent on selling our home in Spondon and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Spondon. We have lived in Spondon for 4 years we know that this is a non issue. Should we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying my first flat in Spondon with a mortgage from Coventry Building Society. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about the side-deal as it may put at risk my loan with Coventry Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes your site different to alternative online quote calculators for conveyancing in Spondon?
At this site get a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Spondon. Unlike many estate agents and many comparison sites we do not have commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors paying the most commission, as opposed to the best value conveyancing in Spondon
Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in Spondon. I need to get lease extension but my landlord is can not be found. What are my options?
If you qualify, 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 extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. In some cases a specialist would be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the application to the County Court overseeing Spondon.
I acquired a basement flat in Spondon, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Spondon with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2090
With 64 years left to run we estimate the price of your lease extension to range between £14,300 and £16,400 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.