I purchased a freehold residence in Fordingbridge but still invoiced for rent, why is this and what is this?

It is rare for properties in Fordingbridge and has limited impact for conveyancing in Fordingbridge 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 creation of fresh rentcharges post 1977.

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

Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Fordingbridge so that I can attend their offices when needed.

Most approved lawyers for mortgage companies undertake the vast majority of communications via the post, e-mail or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in the country. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

We are downsizing from our house in Fordingbridge and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Fordingbridge. Having lived in Fordingbridge for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

We're FTB’s - agreed a price, yet the estate agent told us that the vendor will only go ahead if we appoint the agent's chosen solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Fordingbridge

We suspect that the owner is unaware of this request. If they require ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your preferred Fordingbridge conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a referral fee or achieve conveyancing targets demanded by corporate headquarters.

Do you have any advice for leasehold conveyancing in Fordingbridge from the point of view of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Fordingbridge can be avoided where you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ lawyers.
Some Fordingbridge leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share document. Obtaining a replacement share certificate is often a time consuming process and frustrates many a Fordingbridge home move. Where a new share is needed, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Fordingbridge leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. Where you fail to have the paperwork in place you should not communicate with the landlord without checking with your solicitor in advance.

I own a 1st floor flat in Fordingbridge, conveyancing having been completed June 2005. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Fordingbridge with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2094

You have 69 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.