I am the registered owner of a freehold property in Messingham but still invoiced for rent, why is this and what is this?
It is rare for properties in Messingham and has limited impact for conveyancing in Messingham 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 fresh rentcharges post 1977.
Old 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.
Is it the case that all Messingham solicitor practices on the Nationwide conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
We previously chose solicitors with offices in Messingham on the Lloyds solicitor approved list. They have just billed me a separate charge for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Lloyds but by your Messingham solicitor. Some firms on the Lloyds panel will charge an ‘acting for lender’ fee and others do not.
Leeds Building Society have agreed my home loan in principle, my offer on a property in Messingham has been agreed to, now what?
The estate agent will want to be informed of your conveyancing practitioner's details (make sure the conveyancers are on the lender’s approved list). Contact Leeds Building Society or the broker and finalise any relevant documentation. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Messingham.
I used Action Conveyancing a few years past for my conveyancing in Messingham. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Messingham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How simple is it to transfer to a new conveyancer as I need to instruct one who is on the Britannia conveyancing list. I was using a family conveyancing solicitor in Messingham five minutes from me but she is not approved by Britannia
We will our best to assist in finding you a conveyancing solicitor in Messingham on the Britannia panel. Please note that the law firms that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Messingham. In making use of search facility on this page, you can compare charges for conveyancing solicitors in Messingham and beyond.
Last October I purchased a leasehold flat in Messingham. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Messingham - Examples of Queries Prior to Purchasing
How many years are left on the lease? If a Messingham lease has less than 80 years it will affect the marketability of the apartment. Check with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Messinghamlease extensions you will need to own the premises for a couple of years in order to be entitled to extend the lease. Who is in charge of the block?