I am the registered owner of a freehold residence in Pwllheli but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Pwllheli and has limited impact for conveyancing in Pwllheli 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 many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
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 dispensed with completely.
A friend advised me that in purchasing a property in Pwllheli there could be various restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Pwllheli which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Pwllheli should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The mortgage over my property is with Coventry BS for my property in Pwllheli. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.
Bank of Ireland have agreed my home loan in principle, my bid on a apartment in Pwllheli has been agreed to, what are the next steps?
Your property agent will wish to be advised as to your property lawyer's details (ensure that the property lawyers are on the lender’s panel). Telephone Bank of Ireland or your broker and finish off any relevant paperwork. Bank of Ireland will sellect a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Bank of Ireland will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Pwllheli.
I used Stirling Law several years past for my conveyancing in Pwllheli. Now, I need the documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pwllheli of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Pwllheli and how can you help?
The 1954 Act provides security of tenure to business tenants, giving them the a statutory right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Pwllheli is one of our many areas of the UK in which our lawyers are based
As co-executor for the estate of my grandfather I am disposing of a house in Swansea but live in Pwllheli. My lawyer (who is 260 kilometers awayneeds me to sign a stat dec before completion. Can you recommend a conveyancing lawyer in Pwllheli who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Pwllheli