I am the registered owner of a freehold house in Murton but still invoiced for rent, why is this and what is this?

It is rare for properties in Murton and has limited impact for conveyancing in Murton 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 from 1977 onwards.

Previous 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.

I am selling my house in Murton. Will my solicitor have to be required to be on the Principality conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

If you had a top tip for selecting a conveyancing solicitor in Murton what would it be?

We would encourage you not to base your choice on the lowest Murton conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. 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.

Are all Murton Conveyancing Quality Solicitors on the Principality conveyancing panel?

A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

How can we tell if a Murton conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Murton seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.

I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Murton for a purchase of a freehold house 9 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Murton conveyancing specialists.

I would like to rent out my leasehold flat in Murton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

The lease governs relations between the freeholder and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Murton do not contain subletting altogether – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I acquired a 1st floor flat in Murton, conveyancing formalities finalised in 2004. How much will my lease extension cost? Similar properties in Murton with a long lease are worth £260,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2097

You have 74 years unexpired the likely cost is going to be between £8,600 and £9,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.