I purchased a freehold house in Glossop but still pay rent, why is this and what is this?
It’s unusual for properties in Glossop and has limited impact for conveyancing in Glossop 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 establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
We previously instructed conveyancing lawyers locally in Glossop on the Coventry BS solicitor panel. They are now charging me a supplemental amount for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not set by Coventry BS but by your Glossop conveyancer. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.
I was told four weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Glossop is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Glossop lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Glossop postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Glossop.
Various online forums that I have visited warn that are a common reason for delay in Glossop conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Glossop.
My husband and I are a couple of weeks into a residential purchase having been directed to solicitors by the estate agent to execute conveyancing in Glossop. We are not happy. Can you help me find new conveyancers?
They would have to be really bad to suggest diss instructing them. Has the mortgage been sent? In the event that it has you need to inform them of the new contact details and ensure the mortgage documents are re-issued. Your conveyancer should be on the lenders approved list to avoid added charges and delays. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved lawyer for your home move in Glossop
Jane (my partner) and I may need to let out our Glossop 1st floor flat for a while due to a career opportunity. We instructed a Glossop conveyancing practice in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Your lease dictates the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Glossop do not contain subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
I bought a basement flat in Glossop, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Glossop with an extended lease are worth £255,000. The ground rent is £45 yearly. The lease expires on 21st October 2094
With only 73 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.