We hired a Shenfield based lawyer for our conveyancing in Shenfield recently. Reviewing the fine print I notewe are responsible for charges even if our purchase doesn't happen. Would I be best advised to use an on-line conveyancing company promising no-sale-no-fee conveyancing in Shenfield?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will generally be more expensive to neutralise those cases that do not go ahead. Do bear in mind that such arrangements tend not to protect you from outlay such your Shenfield conveyancing search fees.
I am the registered owner of a freehold property in Shenfield yet charged rent, why is this and what is this?
It is rare for properties in Shenfield and has limited impact for conveyancing in Shenfield 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I am helping my sister sell her flat in Shenfield. Will the conveyancer arrange an EPC or it is for the seller to coordinate?
After the demise of HIPs, energy assessments was kept a compulsory component of moving house. An EPC needs to be commissioned prior to the property being put on the market. This is not a task that conveyancers ordinarily arrange. Where you are using a Shenfield conveyancing lawyer they might be able to arrange energy performance certificates given their relationships with long established Shenfield assessors
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Shenfield property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Shenfield. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
3 months have elapsed following my purchase conveyancing in Shenfield concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a house in Shenfield prior to retaining solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks tend refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shenfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shenfield to see if the conveyancing will be more expensive.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Shenfield. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Shenfield ?
Most houses in Shenfield are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Shenfield in which case you should be looking for a Shenfield conveyancing solicitor and check that they have experience in dealing with leasehold houses. First 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 such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.
I invested in buying a ground floor flat in Shenfield, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Shenfield with a long lease are worth £190,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2088
With only 62 years unexpired we estimate the premium for your lease extension to range between £17,100 and £19,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of 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 clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.