I own a freehold residence in Cardigan but nevertheless pay rent, why is this and what is this?
It is rare for properties in Cardigan and has limited impact for conveyancing in Cardigan 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 fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Will my conveyancer be raising enquiries regarding flooding during the conveyancing in Cardigan.
Flooding is a growing risk for solicitors dealing with homes in Cardigan. There are those who purchase a house in Cardigan, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a various searches that may be carried out by the buyer or by their conveyancers which can give them a better appreciation of the risks in Cardigan. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine whether the property has historically flooded. In the event that the premises has been flooded in past which is not disclosed by the owner, then a purchaser may issue a claim for damages as a result of such an misleading reply. The purchaser’s lawyers may also order an environmental report. This will disclose if there is a recorded flood risk. If so, further inquiries will need to be conducted.
I am buying a new build apartment in Cardigan. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cardigan
There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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 unsold units in good repair until long leases are granted therefore. 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.
I have been on the look out for a flat up to £245,000 and identified one close by in Cardigan I like with a park and transport links in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Cardigan suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Taking into account that I will soon part with over three hundred thousand on a garden flat in Cardigan I wish to have a conversation with the conveyancer concerning thehouse move prior to instructing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Cardigan.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Cardigan should be the figure that you are charged.