My wife and I are soon to complete on the purchase of a house in Poynton but as a result of wreckage from a small fire at the property I have managed to agree reparation from the owner of £2k by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet Barclays will not agree to this. Should they have been informed?
Any conveyancing practitioner that is on the Barclays conveyancing panel is duty bound to disclose to Barclays of any changes to the sale price. If you prohibit your solicitor to notify the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new solicitor for your conveyancing in Poynton.
I own a freehold premises in Poynton yet pay rent, why is this and what is this?
It’s unusual for properties in Poynton and has limited impact for conveyancing in Poynton 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
My grandfather passed away last year and as sole heir and executor I was left the property in Poynton. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you plan to refinance then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
I am buying my first flat in Poynton with the aid of help to buy. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the side-deal as it would put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
If instructed can a conveyancer remove a person from the title of my property in Poynton ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer