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

It is rare for properties in Blackpool and has limited impact for conveyancing in Blackpool 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 many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

If you had a top tip for selecting a conveyancing solicitor in Blackpool what would it be?

We would encourage you not to go for the lowest Blackpool conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

My partner and I have organised a further advance on our home loan from Co-operative as we want to conduct alterations to our home in Blackpool. Are we obliged to choose a high street Blackpool solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

We have agreed to purchase a house in Blackpool. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

As your lender is Clydesdale your lawyer must check the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Blackpool.

I have been told that property searches are a common reason for obstruction in Blackpool conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Blackpool.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Blackpool is the location of the property. Can you shed any light on this issue?

Flying freeholds in Blackpool are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackpool you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackpool may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

There are only 62 years remaining on my lease in Blackpool. I now wish to get lease extension but my landlord is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent should be helpful to carry out a search and prepare an expert document which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court covering Blackpool.

I bought a garden flat in Blackpool, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Blackpool with an extended lease are worth £206,000. The ground rent is £45 per annum. The lease expires on 21st October 2090

With 66 years left to run we estimate the premium for your lease extension to span between £11,400 and £13,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.