I own a freehold property in Ashton In Makerfield but nevertheless charged rent, why is this and what is this?

It is rare for properties in Ashton In Makerfield and has limited impact for conveyancing in Ashton In Makerfield 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 creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

The Ashton In Makerfield conveyancing lawyers that just started acting on my purchase in Ashton In Makerfield have without warning shut down. I only went with them because I needed a firm on the Barclays conveyancing panel and my preferred Ashton In Makerfield lawyer was not. I issued them a cheque for two hundred pounds in advance. What are my options?

If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.

I'm the sole recipient of my late mum's estate and I have everything in my name now, including the house in Ashton In Makerfield. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many lenders would take a practical view as this provision is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.

We were going to get a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Ashton In Makerfield solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ashton In Makerfield solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I recently had an offer accepted on an apartment in Ashton In Makerfield. My financial adviser suggested a lawyer. I paid an on account payment of £150. Not long after, the property lawyer contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

What will a local search tell me about the house my wife and I buying in Ashton In Makerfield?

Ashton In Makerfield conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search is essential in every Ashton In Makerfield conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I am purchasing a new build house in Ashton In Makerfield benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent told me not inform my solicitor about the side-deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.