I purchased a freehold residence in Lymm but nevertheless charged rent, why is this and what is this?
It is rare for properties in Lymm and has limited impact for conveyancing in Lymm 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 extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I am purchasing a property and require a conveyancing solicitor in Lymm who is on the Platform Home Loans Ltd solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Lymm. We dont recommend any particular firm.
We are buying a 4 bedroom semi-detached house in Lymm. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property involve checks to determine if these alterations were previously refused?
Your conveyancer should review the registered title as conveyancing in Lymm can occasionally identify restrictions in the title documents which prevent categories of works or necessitated the permission of another owner. Many works require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Is it the case that all Lymm solicitor firms on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Clydesdale have agreed my home loan in principle, my bid on a property in Lymm has been agreed to, what are the next steps?
Your estate agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s panel). Call up Clydesdale or the financial adviser and finalise any appropriate documentation. Clydesdale will instruct a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Clydesdale will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lymm.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Lymm. I have land on a site which seems to have the ideal answer If there is a chance to get all this stuff done via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any top tips for leasehold conveyancing in Lymm with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Lymm can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ representatives. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Lymm state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord consenting to such works. Where you fail to have the approvals in place you should not communicate with the landlord without checking with your lawyer first. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unsettled. A minority of Lymm leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is less than 80 years. It is therefore essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
Lymm Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
What is the name of the managing agents? Does the lease include onerous restrictions? How much is the yearly service fee and ground rent?