I purchased a freehold property in Badsey but nevertheless charged rent, why is this and what is this?

It is rare for properties in Badsey and has limited impact for conveyancing in Badsey 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

Please explain the implications if my lawyer’s firm is removed from the Barclays Solicitor panel ahead of completing my conveyancing in Badsey?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

This question may be naive but I am wet behind the ears as a first time purchaser of a ground floor flat in Badsey. Do I pick up the keys to the property on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in Badsey?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

My aunt advised me that in purchasing a property in Badsey there may be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of anumerous of properties in Badsey which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Badsey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Completion of my purchase has taken place for my property in Badsey. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

How does conveyancing in Badsey differ for newly converted properties?

Most buyers of new build residence in Badsey contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because builders in Badsey tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Badsey or who has acted in the same development.

My in 2007. He has been married, widowed and is now married again. He will be selling the property this May. I think he will just be requested to supply copies of the marriage certificates to the solicitor but he is concerned it will delay the home sale. Is it worth updating the Land Registry details for the house?

The is no need to bring up to date the title for the property on the basis that you have the proof needed to demonstrate how the name change has come about.

The purchaser’s conveyancing practitioner will check the title details and require evidence to establish the name change e.g. marriage certificates.