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 is rare 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old 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.
We are purchasing a 1 bedroom apartment in Swiss Cottage with a loan from Skipton Building Society.We would like to retain our Swiss Cottage conveyancing solicitor but Skipton Building Society advised that he's not listed on their approved list of member firms. We have to appoint a Skipton Building Society panel solicitor or retain our preferred solicitor and pay for a Skipton Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Skipton Building Society use our lawyer?
No, not really. The mortgage offered to you contains terms and conditions, one of which will be that lawyers needs to be on the Skipton Building Society solicitor panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society
This question may be naive but I am unexperienced as a 1st time purchaser of a garden flat in Swiss Cottage. Do I pick up the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Swiss Cottage?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
We are planning to move home in November. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Swiss Cottage. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to collect the keys from the selling agent however this should only happen after the sellers conveyancers advise the agent that the monies to complete are in and the keys can be collected. You should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Swiss Cottage or a firm with expertise in conveyancing in Swiss Cottage.
I'm the only recipient of my late mum's estate with all property in now in my sole name, including the my former home in Swiss Cottage. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the house. I understand that there is a CML six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the house in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to capture the purchase and immediately sell or the quick reselling of property.
I'm remortgaging my current house to a BTL loan with Barclays and intend to use the remaining equity as a down payment on a second house. The area we are interested in is Swiss Cottage. Will your solicitors be able to act for both sets of lenders and tie in the two deals?
Make use of our search tool on this page to check that the lawyers are approved by both lenders. On the basis that they are the conveyancer will be able to tie up the two transactions but you should have a chat with you conveyancer and make apparent your expectations and needs.
I need to appoint a conveyancing solicitor for residential conveyancing in Swiss Cottage. I've land on a web site which looks to be the ideal offering If it is possible to get all the legals done via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Swiss Cottage. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Swiss Cottage ?
The majority of 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 help the conveyancing process. We note that you are buying in Swiss Cottage so you should seriously consider shopping around for a Swiss Cottage conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’sconsent to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.
Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Swiss Cottage. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Swiss Cottage conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Swiss Cottage premises is Raised Ground 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 affected 2 flats. The number of years remaining on the existing lease(s) was 16.83 and 16.43.