I am only a couple days away from an exchange on a property in Knutsford and my mum and dad have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has not arrived from me my lawyer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The property lawyer is duty bound to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I purchased a freehold residence in Knutsford yet charged rent, why is this and what is this?
It’s unusual for properties in Knutsford and has limited impact for conveyancing in Knutsford 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 establishment of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
There is lots of information on this site about conveyancing in Knutsford but can you isolate your top tip for appointing the right conveyancer in Knutsford
We would encourage you not to go for the cheapest Knutsford conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Knutsford lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being pedantic. The Knutsford solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just acquired a detached house in Knutsford , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Knutsford conveyancing solicitor has been very slow, so I want to be sure the registration formalities are addressed.
There is nothing unique about conveyancing in Knutsford registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry need to notify any other persons or bodies. At present approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration is effected after the buyer has moved in to the premises so 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
Expecting to complete next month on a garden flat in Knutsford. Conveyancing solicitors assured me that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Knutsford should include some of the following:
The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You would want to be sent a copy of the lease Are you allowed to have a pet in the flat? What the implications are if you are in breach of your lease terms? Defining your rights in relation to the communal areas in the block.For example, does the lease grant a right of way over an accessway or hallways?
I acquired a studio flat in Knutsford, conveyancing was carried out 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Knutsford with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2080
With 61 years left to run we estimate the price of your lease extension to range between £18,100 and £20,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.