I am the registered owner of a freehold premises in Wood Green yet pay rent, why is this and what is this?
It is rare for properties in Wood Green and has limited impact for conveyancing in Wood Green 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 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.
The Wood Green conveyancing firm that just started acting on my house acquisition in Wood Green have suddenly closed. I only went with them because I had to have a firm on the Coventry BS conveyancing panel and my family Wood Green lawyer was not. I sent them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I am currently in the process of buying my council flat in Wood Green. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Intending to buy a house in Wood Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wood Green lawyer is on the RBS conveyancing panel.
Our sealed bid on a detached house in Wood Green has been accepted, the owners do however have a tied purchase. The vendors have offered on on an apartment, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Wood Green. What do I do now? At what point do I apply for the mortgage with Leeds Building Society?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Wood Green conveyancing search charges, etc). First, you should ensure that your conveyancer is on the Leeds Building Society conveyancing panel. Concerning the next steps this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a hot market some buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with searches.
How does conveyancing in Wood Green differ for new build properties?
Most buyers of new build premises in Wood Green approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Wood Green tend to acquire the real estate, 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 conveyancing solicitors 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 Wood Green or who has acted in the same development.
Is it simple use your search tool to locate a conveyancing practitioner in Wood Green on the panel for my lender?
1st choose a lender such as Halifax, The Royal Bank of Scotland or Platform Home Loans Ltd then specify your location a common one being Wood Green. Conveyancing firms in Wood Green and across England and Wales should be listed.
Should local authority consent be required to change a house into two flats in Wood Green? This has occurred to a house opposite to a friend in Wood Green and was ignorant of it happening until it was done.
Planning Permission yes. Building Regulations yes.