I am the registered owner of a freehold property in Old St Mellons but still pay rent, why is this and what is this?
It’s unusual for properties in Old St Mellons and has limited impact for conveyancing in Old St Mellons 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 creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Old St Mellons. Do I receive the keys to the premises on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Old St Mellons?
On the day of completion you will not be required to go to the conveyancers office in Old St Mellons. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Old St Mellons solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Old St Mellons. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
How do I locate a Old St Mellons law firm on the Birmingham Midshires conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the lawyer.
You can use the search on this page. Please choose the lender and your location and you will see a number of Old St Mellons conveyancing lawyers located nearest you. We have detailed some Old St Mellons conveyancing firms at the bottom of this page and you can call them to see whether they are on the Birmingham Midshires member panel
My husband and I are one month into a freehold purchase having been referred to a firm by the estate agent to carry out the conveyancing in Old St Mellons. I am am starting to be frustrated with the quality of service. Could you help me find new solicitors?
They would need to be really bad in order to consider changing them. Has the loan offer been sent? If so you will need to inform them of the new contact details and ensure the mortgage documents are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid escalating expenses and complications. So that should be your starting point. The find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Old St Mellons
My partner and I may need to sub-let our Old St Mellons garden flat for a while due to taking a sabbatical. We used a Old St Mellons conveyancing firm in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Old St Mellons do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I inherited a studio flat in Old St Mellons, conveyancing formalities finalised October 2010. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Old St Mellons with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2077
With just 52 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.