I have just started taking steps with the intention of transferring my existing standard mortgage to a Buy to Let Santander mortgage. I have been informed by my broker that I require a lawyer for this. I got in contact with my previous Thames View conveyancing solicitor who acted on my behalf when I originally acquired the property. The fee calculation they've given of £550 is surprising as its a remortgage than a sale or purchase.
The costs illustration is fractionally on the high side. If you are content to spend time comparing prices you could decrease the fees slightly by as much as £100 plus VAT. On the other hand, providing that you were satisfied with the assistance the firm provided you mightcome to rue opting for an an unknown lawyer. Don't forget to ensure that the solicitor can act for Santander. Do make use of our search tool to find a Thames View conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Thames View.
I am the registered owner of a freehold premises in Thames View but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Thames View and has limited impact for conveyancing in Thames View 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 new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
It has been 3 months following my purchase conveyancing in Thames View completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Taking into account that I will soon part with £400,000 on a garden flat in Thames View I wish to talk to a conveyancer about mytransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Thames View.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Thames View should be the figure that you end up paying.
Last March I purchased a leasehold flat in Thames View. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Thames View. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the price.
An example of a Lease Extension matter before the tribunal for a Thames View flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 61.36 years.
Should local authority consent be needed to change a single dwelling into a couple of appartments in Thames View? This has taken place to a property adjacent to my house in Thames View and was ignorant of it happening until it was done.
Planning consent is required for converting a single dwelling in Thames View into apartments but possibly not for reverting back to single dwelling-house so, simply put, yes,a it is required.