I own a freehold house in Monmouth but still invoiced for rent, why is this and what is this?
It is rare for properties in Monmouth and has limited impact for conveyancing in Monmouth 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 generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Can you clarify what the consequences are if my solicitor is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Monmouth?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are aiming to move house in September. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Monmouth. Conveyancing firm was chosen before I stumbled across this page.
On the afternoon of completion you can collect the keys from your selling agent but this can only happen when the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a conveyancing in Monmouth or a legal practice that specialises in conveyancing in Monmouth.
I currently have a mortgage with Aldermore for my property in Monmouth. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
You must advise Aldermore before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent 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 Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.
The formalities of my remortgage has taken place for my property in Monmouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Taking into account that I am about to part with over three hundred thousand on a house in Monmouth I wish to have a conversation with the conveyancer regarding thehouse move ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your property ownership legalities in Monmouth.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Monmouth should be the amount on the final invoice that you end up paying.
One month into a sale of a flat in Monmouth. Conveyancing lawyers are doing their job but we are being charged a fortune by the freeholder. So far we have paid £250 for a leasehold management pack and then another £200 plus VAT for answers to queries supplied by the buyers conveyancer.
Neither you or your lawyer will have any say over the extent of the charges for this information but the typical fee for the information for Monmouth leasehold premises is £350. When it comes to Monmouth conveyancing deals it is usual for the vendor to cover the costs. The landlord or their agents are not duty bound to address such questions although many will agree to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no statute that requires set charges for administrative tasks. Neither is there any set time frame by which they are obliged to issue answers.