I own a freehold house in Drybrook yet charged rent, why is this and what is this?
It is rare for properties in Drybrook and has limited impact for conveyancing in Drybrook 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
A colleague informed me that in buying a property in Drybrook there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Drybrook which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Drybrook should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is unclear whether my lender requires a lease extension. I have called into my local Drybrook building society branch on various occasions and was told they are content with the situation and they would lend. My Drybrook conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Drybrook is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search reveal concerning the property I am buying in Drybrook?
Drybrook conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search plays a central part in most Drybrook conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
It has been three months following my purchase conveyancing in Drybrook completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Last September I purchased a leasehold flat in Drybrook. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Drybrook Leasehold Conveyancing - Sample of Questions you should ask before buying
The best form of lease structure is where the freehold interest is in the ownership of the leaseholders. In this situation the leaseholders enjoy being in charge if their destiny and although a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. How is the lease structured?