I opted for a high street lawyer for my conveyancing in Waterloo recently. After carefully reading the terms of engagement it is apparent thatI am on the hook for fees even if our purchase doesn't happen. Would I be best advised to instruct an internet firm who offer no completion no cost conveyancing in Waterloo?
It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to counteract those transactions that do not go ahead. Do bear in mind that such promotions generally do not cover outlay such as Waterloo conveyancing search fees.
I own a freehold property in Waterloo yet pay rent, why is this and what is this?
It is rare for properties in Waterloo and has limited impact for conveyancing in Waterloo 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 creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I am downsizing from our property in Waterloo and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Waterloo. Having lived in Waterloo for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? 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 health insurance to cover that same ailment)
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Waterloo is the location of the property. Is there any advice you can impart?
Flying freeholds in Waterloo are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waterloo you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waterloo may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Waterloo and how can you help?
The particular law that you refer to gives a safeguard to business leaseholders, giving them the dueness to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Waterloo
Should local authority permission be required to change a house into two flats in Waterloo? This has taken place to a house opposite to my home in Waterloo and was ignorant of it happening until the works were done.
Planning Consent yes. Building Reg Approval yes.