I own a freehold house in Whitchurch but still pay rent, why is this and what is this?
It is rare for properties in Whitchurch and has limited impact for conveyancing in Whitchurch 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 many centuries, but the Rent Charge Act 1977 barred the generation 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 after 2037 is to be extinguished.
We had appointed conveyancing lawyers with offices in Whitchurch on the Santander solicitor approved list. They are now charging me a further charge for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. The fee is not dictated by Santander but by your Whitchurch property lawyer. Some firms on the Santander panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
How can we know in advance if a Whitchurch conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Whitchurch getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.
My partner and I have organised the release of further funds on our home loan from UBS as we want to conduct a loft conversion to our house in Whitchurch. Are we obliged to select a bricks and mortar Whitchurch solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial property in Whitchurch?
Many commercial conveyancing solicitors in Whitchurch will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Whitchurch. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Whitchurch.
For each commercial conveyancing transaction in Whitchurch it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Whitchurch commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Whitchurch.
I'm buying a new build house in Whitchurch with a mortgage from Barnsley Building Society. The developers refused to move on the price so I negotiated £7000 of extras instead. The property agent suggested that I not inform my lawyer about this deal as it will adversely affect my mortgage 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.
Given that I am about to spend £400,000 on 3 bedroom house in Whitchurch I wish to talk to a solicitor regarding theconveyancing in advance of instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your conveyancing in Whitchurch.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Whitchurch should be the figure that you end up paying.
I wish to sublet my leasehold flat in Whitchurch. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Whitchurch do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Leasehold Conveyancing in Whitchurch - Sample of Questions you should ask before buying
This information is useful as a) areas may result in problems in the block as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will want to know about it Are there any major works anticipated that could increase the service charges? What is the the remaining lease term?