I am the registered owner of a freehold house in Worcester yet charged rent, why is this and what is this?
It is rare for properties in Worcester and has limited impact for conveyancing in Worcester 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 generation 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 extinguished.
Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Worcester.
Flooding is a growing risk for solicitors specialising in conveyancing in Worcester. Plenty of people will buy a house in Worcester, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be carried out by the buyer or by their lawyers which can give them a better appreciation of the risks in Worcester. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer may commence a compensation claim stemming from an misleading answer. A buyer’s lawyers will also conduct an environmental search. This should disclose whether there is any known flood risk. If so, more detailed inquiries should be initiated.
Given that I will soon part with £400,000 on a garden flat in Worcester I wish to talk to a lawyer regarding thetransaction prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your conveyancing in Worcester.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Worcester should be the amount on the final invoice that you end up paying.
My husband and I are one month into a residential purchase having been referred to a firm by the high street agent to carry out the conveyancing in Worcester. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would need to be really poor to suggest diss instructing them. Has your mortgage offer been sent? If so you must advise them of the new contact details and get the loan are re-issued. Your new conveyancer should be on the lenders approved list to avoid escalating expenses and complications. So that should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved solicitor for your home move in Worcester
Looking forward to complete next month on a leasehold property in Worcester. Conveyancing solicitors assured me that they report fully on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Worcester should include some of the following:
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Where does the liability rest to repair and maintain the building. It is essential for you to know which party is responsible the repair and maintenance of every part of the building
It needs to be made clear to you whether the lease permits you to alter or upgrade anything in the premises- you must know whether any restrictions applies to all alterations or just structural alteration, and whether permission is required
The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
Setting out your rights in respect of the communal areas in the building.E.G., does the lease permit a right of way over an accessway or staircase?
Whether the lease restricts you from renting out the flat, or having a home office for business
Worcester Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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What is the annual service fee and ground rent?
How many years remain on the lease?
Most Worcester leasehold apartments will be liable to pay a service bill for the upkeep of the block levied by the landlord. Should you acquire the property you will have to meet this amount, usually quarterly during the year. This may be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a ground rent for you to pay annual, this is usually not a large amount, say approximately £50-£100 but you need to check it because sometimes it could be surprisingly expensive.