I can't travel far from Ramsbottom. What is the rationale as to why all Ramsbottom property lawyers are not on all mortgage company panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or lawyer’s viewpoint, the flip side is that banks are increasingly anxious and regard it essential to protect them against mortgage fraud. As a consequence of this concern lenders have reduced their conveyancing panel to a manageable size.
I purchased a freehold premises in Ramsbottom but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Ramsbottom and has limited impact for conveyancing in Ramsbottom 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 redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My bid for a property was accepted at auction in Ramsbottom. Conveyancing is required. What are my next steps?
Having exchanged you should choose a conveyancing solicitor quickly as you are facing a pending deadline in which to complete the property. Every auction property should have an associated auction pack. This should include most,if not all of the documents that your lawyer will need. In the case of leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must hand this to the solicitor working for you at the earliest opportunity. Do make sure that your finances are in place to complete on the on the contractual date .
I am purchasing a end of terrace house in Ramsbottom. We would like to an extension at the rear at the house.Will legal work on the property involve enquiries to ascertain if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Ramsbottom will sometimes identify restrictions in the title documents which prohibit certain alterations or need the consent of another owner. Many works call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
The formalities of my remortgage has taken place for my property in Ramsbottom. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am buying a new build apartment in Ramsbottom. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ramsbottom
There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am looking for a flat up to £235,500 and identified one close by in Ramsbottom I like with open areas and transport links in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Ramsbottom in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.