I purchased a freehold residence in Beddington South but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Beddington South and has limited impact for conveyancing in Beddington South 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 establishment of new rentcharges from 1977 onwards.
Old 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 extinguished.
My property lawyer in Beddington South is not on the Barclays Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Barclays panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Beddington South solicitors but Barclays will need to retain a lawyer on their panel. This will inevitably rack up the overall conveyancing charges as well as result in frustration.
- Get an alternative practitioner to to deal with the purchase, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Barclays conveyancing panel
Have just purchased a probate house at auction in Beddington South. Conveyancing is required. What happens now?
Having to all intents and purposes signed on the dotted line you now have to retain a conveyancing solicitor as a matter of priority as you are facing a tight deadline in which to complete the deal. An auction property should have a bespoke auction set of papers. This should include evidence of title and search results. If you have purchased leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.
Is it correct that all Beddington South CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We expect to receive a AIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Beddington South solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Beddington South solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Beddington South? or I am told that there is a law dating back centuries that could mean that owners of property residing in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Beddington South?
Unless a prior purchase of the house took place after 12 October 2013 you may assume that lawyers delivering conveyancing in Beddington South to remain encouraging a chancel search and or chancel repair liability insurance.
I am the proprietor of a ground-floor 1960’s flat in Beddington South. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Freehold Enfranchisement decision for a Beddington South flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired term as at the valuation date was 98 years.
What are the frequently found defects that you witness in leases for Beddington South properties?
Leasehold conveyancing in Beddington South is not unique. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the building
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Mortgage Works, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.