I purchased a freehold premises in Pontcanna but still charged rent, why is this and what is this?
It is rare for properties in Pontcanna and has limited impact for conveyancing in Pontcanna 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 new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I am buying a flat and require a conveyancing solicitor in Pontcanna who is on the Nationwide Building Society solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Pontcanna. We dont recommend any particular firm.
Am I best advised to appoint a Pontcanna conveyancing solicitor in close proximity to the house I am buying? An old friend can execute the conveyancing but his firm is located a couple of hundredkilometers drive away.
The benefit of a local Pontcanna conveyancing practice is that you can visit the firm to execute documents, present your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that must surpass using an unfamiliar Pontcanna conveyancing lawyer just because they are based in the area.
Do you have any top tips for leasehold conveyancing in Pontcanna with the intention of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Pontcanna 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 information needed by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Pontcanna leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such changes. Where you fail to have the paperwork to hand you should not communicate with the landlord without checking with your lawyer in the first instance. A minority of Pontcanna leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual 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 buyers or their solicitors. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Obtaining a duplicate share certificate can be a lengthy process and slows down many a Pontcanna conveyancing deal. If a new share certificate is needed, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity.
I invested in buying a ground floor flat in Pontcanna, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Pontcanna with an extended lease are worth £222,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2091
With only 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My conveyancers in Pontcanna have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.