I am the registered owner of a freehold house in St Pancras but still invoiced for rent, why is this and what is this?
It is rare for properties in St Pancras and has limited impact for conveyancing in St Pancras 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 creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Is it the case that all St Pancras solicitor practices on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
My husband and I are spending time looking at houses in St Pancras and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I intend to finance via a home loan with Lloyds.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are seeking a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a St Pancras property lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I have todaybecome aware that Wolstenholmes have closed. They conducted my conveyancing in St Pancras for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest 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 St Pancras conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. St Pancras is the location of the property. What do you suggest?
Flying freeholds in St Pancras are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Pancras you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Pancras may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes your site different to alternative online quote calculators for conveyancing in St Pancras?
At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in St Pancras. Unlike many estate agents and brokerage sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most commission, as opposed to the best value conveyancing in St Pancras