I own a freehold property in St Johns yet pay rent, why is this and what is this?

It’s unusual for properties in St Johns and has limited impact for conveyancing in St Johns 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 new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

My wife and I buying a victorian detached house in St Johns. Our aim is to an extension at the rear at the property.Will the conveyancing process involve checks to see if these works are allowed?

Your solicitor should review the registered title as conveyancing in St Johns will on occasion identify restrictions in the title documents which prohibit certain alterations or need the permission of another owner. Certain additions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Are all St Johns Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

Last month we had a mortgage agreed in principle with Barclays. St Johns conveyancing lawyers are appointed. How long does it take for Barclays to forward the offer to the property lawyer?

There is no definitive answer here. Have Barclays done the survey? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

How do I identify a St Johns law firm on the The Mortgage Works conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the solicitor.

You can use the tool on this page. Please choose the bank and your location and you will see a number of St Johns conveyancing lawyers locally. We have detailed some St Johns conveyancing firms at the bottom of this page and you can call them to check if they are on the The Mortgage Works approved list

In searching the internet for the term cheap conveyancing in St Johns it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancer for me?

The ideal way of choosing the right conveyancer is via personal testimonial, so enquire of friends and those you trust who have bought a property in St Johns or a respected estate agent or financial adviser. Fees for conveyancing in St Johns differ, so it's a good idea to obtain at least three quotes from different law firms. Dont forget to clarify what costs in the quote includes.

Last April I purchased a leasehold flat in St Johns. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a two-bedroom flat in St Johns. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?

if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to determine the price payable.

An example of a Lease Extension matter before the tribunal for a St Johns flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The unexpired lease term was 72 years.