I own a freehold property in Garforth but still pay rent, why is this and what is this?

It’s unusual for properties in Garforth and has limited impact for conveyancing in Garforth 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 creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

This question may be naive but I am new to the home buying as a 1st time purchaser of a ground floor flat in Garforth. Do I receive the keys to the house on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Garforth?

On the day of completion you will not be required to go to the conveyancers office in Garforth. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be called to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

My solicitor has informed me that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Garforth conveyancing?

The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

Lloyds have agreed my home loan in principle, my offer on a house in Garforth has been accepted, what are the next steps?

Your property agent will want to be informed of your lawyer's details (make sure the lawyers are on the bank’s approved list). Call up Lloyds or your financial adviser and finish off any outstanding forms. Lloyds will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Lloyds will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Garforth.

Have completed on a a detached house in Garforth , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Garforth conveyancing solicitor has been painfully slow, so I want to check the registration formalities are dealt with.

There is nothing unique about conveyancing in Garforth registration formalities. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. As of today approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration takes place once the new owner is living at the property thus 'speed' is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

The estate agent has sent us the confirmation of our purchase of a new build flat in Garforth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Garforth

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

My business partner and I are looking to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no costs for commercial conveyancing in Garforth for below £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Garforth, including the disposal and purchase of businesses as well as simply premises. If you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. As for the costs this will depend on the structure and heads of terms of the deal. Let us have your details or call us so that we may supply you with a detailed commercial conveyancing calculation.