I purchased a freehold house in Aston yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Aston and has limited impact for conveyancing in Aston 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 new 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 post 2037 is to be extinguished.

I am helping my mother sell her property in Aston. Does the conveyancer order an energy assessment or it is for the seller to coordinate?

After the demise of HIPs, energy performance certificates was left as a required element of moving property. An energy assessment needs to be to hand before the property is advertised. It is not a task that conveyancers normally organise. If you are instructing a Aston conveyancing solicitor they may be willing to arrange energy assessments given their relationships with long established local energy assessors

My wife and I buying a terrace house in Aston. The intention is to carry out a loft conversion at the property.Will the conveyancing process include checks to ascertain if these works are allowed?

Your conveyancer should review the registered title as conveyancing in Aston will occasionally identify restrictions in the title documents which restrict certain alterations or need the consent of another owner. Some works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We have a mortgage agreed in principle with Coventry BS. Aston conveyancing lawyers were selected. How long does it take for Coventry BS to issue the offer to the lawyer?

There is no definitive answer here. Have Coventry BS done the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Aston I like with open areas and railway links in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Aston for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the shortness of the lease will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

How does the Landlord & Tenant Act 1954 impact my commercial premises in Aston and how can you help?

The particular law that you refer to provides security of tenure to commercial leaseholders, granting the right to apply to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Aston

In my capacity as executor for the estate of my grandmother I am selling a house in Swansea but reside in Aston. My lawyer (based 250 miles awayrequires that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Aston to witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Aston