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

It’s unusual for properties in Haslington and has limited impact for conveyancing in Haslington 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 establishment of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

My husband and I are purchasing a newbuild apartment in Haslington with a mortgage from Godiva Mortgages Ltd.We have a Haslington conveyancing practitioner but Godiva Mortgages Ltd says he's not on their "panel". It seems we have little choice but to instruct a Godiva Mortgages Ltd panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?

Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that solicitors needs to be on the Godiva Mortgages Ltd approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd

Will our lawyer be asking questions regarding flooding as part of the conveyancing in Haslington.

Flooding is a growing risk for conveyancers conducting conveyancing in Haslington. Some people will purchase a property in Haslington, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Haslington. The conventional set of property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine if the premises has historically flooded. If flooding has previously occurred and is not notified by the seller, then a buyer could bring a legal claim for losses resulting from an inaccurate answer. The buyer’s lawyers should also order an environmental report. This should reveal whether there is any known flood risk. If so, further investigations should be conducted.

I'm purchasing my first flat in Haslington with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my conveyancer about this deal as it would affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the input of my in-laws I had a survey completed on a house in Haslington ahead of instructing lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks will not grant a mortgage on such a home.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Haslington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Haslington to see if the conveyancing will be more expensive.