I own a freehold property in Kings Lynn but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Kings Lynn and has limited impact for conveyancing in Kings Lynn 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 post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
The Kings Lynn conveyancing firm that just started acting on my purchase in Kings Lynn have without warning closed. I chose them because I needed a firm on the Principality conveyancing panel and my previous Kings Lynn lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I happen to be the only recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Kings Lynn. The Kings Lynn property was put into my name in March. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in March. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some banks would take a pragmatic view as this requirement chiefly exists to identify subsales or the quick reselling of property.
When it comes to mortgage companies such as Co-operative, do Kings Lynn conveyancers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
The mortgage over my property is with Barclays for my property in Kings Lynn. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.
I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a residence in Kings Lynn? or Apparently there is historic law that could mean that homeowners residing in a parish church boundary may be liable to contribute towards maintenance towards the chancel within the church. Is this suitable for conveyancing in Kings Lynn?
Unless a previous purchase of the house completed after 12 October 2013 you can take it that solicitors handling conveyancing in Kings Lynn to remain encouraging a chancel search and or chancel repair liability policy.
I have recently realised that I have 72 years left on my flat in Kings Lynn. I now want to extend my lease but my freeholder is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to find the lessor. On the whole a specialist would be helpful to carry out a search and to produce an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the application to the County Court overseeing Kings Lynn.
I invested in buying a split level flat in Kings Lynn, 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? Similar properties in Kings Lynn with a long lease are worth £265,000. The ground rent is £50 yearly. The lease finishes on 21st October 2095
With 76 years unexpired the likely cost is going to be 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 are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.