I purchased a freehold premises in Buckingham but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Buckingham and has limited impact for conveyancing in Buckingham 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My Solicitor in Buckingham has never been on on the National Westminster Bank Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are not on the National Westminster Bank panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your existing Buckingham lawyers but National Westminster Bank will need to instruct a lawyer on their panel. This will inevitably rack up the overall conveyancing fees as well as result in delays.
- Choose a new solicitor to act in the conveyancing, not forgetting to check they are on the National Westminster Bank panel
I am planning to move house in August. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Buckingham. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you will need to pick up the house keys from your estate agent but this should only take place after the previous owners lawyers advise the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to tell the removal company that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in locating a conveyancing in Buckingham or a lawyer with expertise in conveyancing in Buckingham.
I had a mortgage agreed in principle with TSB. Buckingham conveyancing practitioners were instructed. How long does it take for TSB to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have TSB completed the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have instructed a Buckingham lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Buckingham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I decided to have a survey completed on a house in Buckingham ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to give a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Buckingham. Conveyancing may be slightly more expensive based on your lender's requirements.
We're novice buyers - had an offer accepted, yet the estate agent advised that the seller will only go ahead if we use their chosen conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Buckingham
It is unlikely the sellers are driving this. If they desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Buckingham conveyancing solicitors - as opposed tothose that will give their estate agent a commission or meet his conveyancing figures demanded by HQ.