I own a freehold house in Ulverston yet charged rent, why is this and what is this?
It is rare for properties in Ulverston and has limited impact for conveyancing in Ulverston 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 generation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I am purchasing a detached bungalow in Ulverston. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process involve investigations to see if these alterations are allowed?
Your conveyancer will check the deeds as conveyancing in Ulverston will on occasion reveal restrictions in the title documents which restrict certain alterations or require the consent of a 3rd party. Some extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Barclays, do Ulverston conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being pedantic. The Ulverston solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase a new build apartment in Ulverston. 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ulverston
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Ulverston is the location of the property. Can you offer any guidance?
Flying freeholds in Ulverston are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ulverston you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ulverston may decide 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.
My company is intending to take over a lease of an office on the high street. Can you recommend conveyancers offering fixed fees for non-domestic conveyancing in Ulverston for less than £2000?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Ulverston, including the sale and purchase of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and complexity of the deal. Let us have your contact information or telephone so as to enable us to furnish you with a fixed commercial conveyancing calculation.