I purchased a freehold premises in Tremeirchion but nevertheless charged rent, why is this and what is this?
It is rare for properties in Tremeirchion and has limited impact for conveyancing in Tremeirchion 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 establishment of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
We had chosen conveyancing lawyers locally in Tremeirchion on the Santander solicitor panel. They are now charging me a supplemental charge for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. This fee is not set by Santander but by your Tremeirchion conveyancing practitioner. Some firms on the Santander panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
After weeks of negotiation I have agreed a price on an apartment in Tremeirchion. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A few days later, the lawyer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Tremeirchion solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to our house can not be found. The conveyancers who conducted the conveyancing in Tremeirchion 10 years ago are no longer around. What do I do?
Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
I am purchasing my first flat in Tremeirchion with a loan from Nationwide Building Society. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this extras as it could affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Due to the advice of my in-laws I had a survey completed on a house in Tremeirchion prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tremeirchion. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my uncle I am selling a house in Swansea but live in Tremeirchion. My lawyer (based 260 kilometers from meneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Tremeirchion to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Tremeirchion based