I have just been advised by my mortgage broker that my Swiss Cottage solicitor is not on the bank Solicitor panel. What can I do to check?
You need to contact your Swiss Cottage lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Swiss Cottage conveyancing practice that is on the approved list of lawyers for your mortgage company.
I am the registered owner of a freehold premises in Swiss Cottage but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Swiss Cottage and has limited impact for conveyancing in Swiss Cottage 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 establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
My uncle passed away last year and as sole heir and executor I was left the property in Swiss Cottage. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Given you plan to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
My relative advised me that where I am purchasing in Swiss Cottage I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Swiss Cottage conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Swiss Cottage around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Swiss Cottage Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Swiss Cottage.
I'm refinancing my current property to a BTL loan with Nottingham Building Society and intend to use the remaining equity as a deposit on another house. The location we are talking about is Swiss Cottage. Will your solicitors be able to act for both sets of mortgage companies and link together the transactions?
Do use our search tool on this site to be sure that the conveyancers are approved by both banks. Assuming that they are the solicitor should be able to tie up the two deals but you should talk with you lawyer and communicate your desired outcome and requirements.
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Swiss Cottage. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
Most houses in Swiss Cottage are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Swiss Cottage so you should seriously consider shopping around for a Swiss Cottage conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Swiss Cottage conveyancing firm to assist?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to assess the premium.
An example of a Lease Extension case for a Swiss Cottage property is First Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 16.83 and 16.43.