I am purchasing a house without a mortgage in Knutsford. I have lived for the previous dozen years in Knutsford. Conveyancing searches are expensive. As I know the road and vicinity very well must I have all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Knutsford conveyancing searches are non-obligatory. Your conveyancer will 'advise', no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of guidance. One thing to bear in mind; if you are likely to dispose of the house one day, it could be of relevance to your prospective purchaser what the searches reveal. On occasion premises with no practical issues can still throw up unfavourable search results. A good conveyancing solicitor in Knutsford will provide you some practical advice here.
I own a freehold premises in Knutsford but nevertheless charged rent, why is this and what is this?
It is rare 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 have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new 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 in 2037 is to be extinguished.
I had intended to instruct a conveyancing solicitor in Knutsford for our house purchase. Our broker informed us that our mortgage company The Mortgage Works won't deal with them. Surely this is unfair competition?
Lenders normally imposes restrictions either the type or the amount of conveyancing firms on their member panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have reduced the number of solicitor practices they use to act for them. Be aware that The Mortgage Works have no responsibility for the quality of advice provided by any member of The Mortgage Works Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there are mixed views regarding the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that thousands of law firms, including some in or near Knutsford only perform very few conveyances a year.
Have just purchased a repossessed house at auction in Knutsford. Conveyancing is needed. What is next?
Given that you have now legally committed yourself to purchase you will need to appoint a conveyancing lawyer soon as you will have a tight deadline in which to complete the purchase. All auction property will ordinarily have a bespoke auction set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.
I am purchasing a victorian detached house in Knutsford. The intention is to convert the garage to a playroom at the house.Will legal investigations on the property include enquiries to determine if these alterations are prohibited?
Your conveyancer will check the deeds as conveyancing in Knutsford will sometimes identify restrictions in the title deeds which prohibit certain changes or require the permission of a 3rd party. Certain extensions need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Lloyds have agreed my home loan in principle, my bid on a apartment in Knutsford has been agreed to, now what?
The estate agent will want to be informed of your conveyancing practitioner's details (be sure the property lawyers are on the bank’s panel). Call up Lloyds or your broker and finish off any outstanding documentation. Lloyds will appoint a valuer who will get in touch with the estate agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Knutsford.
I am on look out for some leasehold conveyancing in Knutsford. Before I get started I would like to find out the remaining lease term.
Assuming the lease is registered - and most are in Knutsford - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a 1st floor flat in Knutsford, conveyancing having been completed March 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Knutsford with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2086
With only 64 years remaining on your lease the likely cost is going to range between £14,300 and £16,400 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.