I purchased a freehold property in Westhoughton but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Westhoughton and has limited impact for conveyancing in Westhoughton 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 date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
What is your number one tip for choosing a conveyancing solicitor in Westhoughton
Do not opt for the cheapest Westhoughton conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. 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.
My fiancee and I are at the point of viewing houses in Westhoughton and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I am planning to take a home loan with Leeds Building Society.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Westhoughton solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine 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.
My wife and I are downsizing from our home in Westhoughton and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Westhoughton lawyer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing outfit rather than a conveyancing solicitor in Westhoughton. Having lived in Westhoughton for three years we know of no issue. Do we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with 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 life insurance to cover that same illness)
How does conveyancing in Westhoughton differ for new build properties?
Most buyers of new build property in Westhoughton contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Westhoughton tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Westhoughton or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Westhoughton prior to retaining solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to issue a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Westhoughton. Conveyancing will be smoother if you use a solicitor in Westhoughton especially if they are familiar with such properties in Westhoughton.
We are a couple of weeks into a residential purchase having been recommend to conveyancers by the selling agent to carry out the conveyancing in Westhoughton. We are not happy. Could you you assist me in finding new solicitors?
They would need to be really poor to suggest changing them. Has your mortgage been generated? If so you must inform them of the replacement lawyer and get the offer are re-sent. Your conveyancer needs to be on the lenders approved list to avoid added expenses and frustration. That should be your starting point. Our search tool will help you find a lender approved solicitor for your conveyancing in Westhoughton