I am the registered owner of a freehold residence in Cricklewood but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Cricklewood and has limited impact for conveyancing in Cricklewood 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment 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 will be extinguished.

I am thinking of remortgaging my apartment in Cricklewood, does my lawyer need to be on the Virgin Money Solicitor panel?

There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

A relative advised me that in purchasing a property in Cricklewood there could be various restrictions prohibiting external changes to the property. Is this right?

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

I am purchasing a property in Cricklewood. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Nationwide your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Cricklewood.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being difficult. The Cricklewood solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Cricklewood and how can you help?

The 1954 Act affords security of tenure to commercial lessees, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where 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 assist with commercial conveyancing in Cricklewood

As co-executor for the will of my grandmother I am disposing of a house in Monmouth but live in Cricklewood. My lawyer (who is 260 miles from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Cricklewood to witness and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Cricklewood based