I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Freshwater Bay. Almost all the appartments are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Freshwater Bay?

If you getting a mortgage, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Freshwater Bay conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Freshwater Bay.

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

It’s unusual for properties in Freshwater Bay and has limited impact for conveyancing in Freshwater Bay 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 establishment of fresh rentcharges from 1977 onwards.

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

I had intended to instruct a conveyancing solicitor in Freshwater Bay for our home move. Our financial adviser has since notified us that our mortgage company Accord Mortgages Ltd won't deal with them. Surely this is unfair competition?

A lender may require a panel conveyancer act for it. You would be expected to meet the charges for this. Do use our search facility to choose a solicitor to carry conveyancing in Freshwater Bay on the Accord Mortgages Ltd approved list of solicitors.

This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in Freshwater Bay. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Freshwater Bay?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be invited to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.

My wife and I have organised the release of further monies on our home loan from HSBC as we intend to carry out renovations to our home in Freshwater Bay. Do we need to choose a nearby Freshwater Bay solicitor on the HSBC conveyancing panel to handle the legals?

HSBC don't usually appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

Completion of my remortgage has taken place for my property in Freshwater Bay. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I own a leasehold house in Freshwater Bay. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Freshwater Bay who previously acted has long since retired. Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Freshwater Bay conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 1 bedroom flat in Freshwater Bay, conveyancing having been completed March 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Freshwater Bay with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2096

With 72 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.