I am the registered owner of a freehold premises in Walton Le Dale yet invoiced for rent, why is this and what is this?
It is rare for properties in Walton Le Dale and has limited impact for conveyancing in Walton Le Dale 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 post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
A colleague pointed out to me me that in purchasing a property in Walton Le Dale there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Walton Le Dale which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Walton Le Dale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After shopping around on the internet I have found a Walton Le Dale conveyancing practitioner having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Walton Le Dale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Nottingham have agreed my mortgage in principle, my offer on a flat in Walton Le Dale has been accepted, what are the next steps?
The property agent will wish to be advised as to your property lawyer's details (ensure that the property lawyers are on the bank’s approved list). Call up Nottingham or the financial adviser and complete any appropriate forms. Nottingham will appoint a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Nottingham will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Walton Le Dale.
I am purchasing a new build house in Walton Le Dale benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The estate agent advised me not inform my solicitor about this extras as it could impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My partner has recommend that I use his lawyers for conveyancing in Walton Le Dale. Do I follow his advice?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to have guidance from friends or relatives who have previously instructed the firm you're considering.
I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Walton Le Dale. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Walton Le Dale ?
Most houses in Walton Le Dale are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Walton Le Dale in which case you should be looking for a Walton Le Dale conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.
I inherited a garden flat in Walton Le Dale, conveyancing formalities finalised in 2009. How much will my lease extension cost? Comparable flats in Walton Le Dale with a long lease are worth £195,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2082
With just 63 years remaining on your lease the likely cost is going to range between £16,200 and £18,600 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.