I purchased a freehold house in Wembley but still charged rent, why is this and what is this?
It is rare for properties in Wembley and has limited impact for conveyancing in Wembley 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 generation of fresh 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 after 2037 will be dispensed with completely.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Wembley. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Given you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
There is lots of here regarding conveyancing in Wembley but can you isolate your top tip for choosing the right conveyancer in Wembley
Do not opt for the cheapest Wembley conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I just bought a house at auction in Wembley. Conveyancing is needed. What are my next steps?
Having legally committed yourself to purchase you must find a conveyancing lawyer soon as you are faced with a tight a drop dead date to complete the conveyancing. Every auction property will have a corresponding legal set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
I have finally had an offer on a maisonette in Wembley accepted, the sellers do however have an associated purchase. The sellers have offered on somewhere, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Wembley. What do I do now? When should I get the mortgage application with Lloyds started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Wembley conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Lloyds approved list. As to the subsequent phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.
My friend recommended that where I am purchasing in Wembley I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Wembley conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Wembley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local 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 maps and statistics, Local Amenities and other useful information about Wembley.
How can the Landlord & Tenant Act 1954 affect my business offices in Wembley and how can you help?
The 1954 Act gives security of tenure to business tenants, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Wembley is one of the hundreds of locations in which our lawyers have offices
Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Wembley. I now wish to get lease extension but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the freeholder. For most situations a specialist should be helpful to try and locate and to produce an expert document which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Wembley.
After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Wembley. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension decision for a Wembley flat is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case was in relation to 1 flat. The remaining number of years on the lease was 74 years.