I purchased a freehold property in Hook Norton but still invoiced for rent, why is this and what is this?

It is rare for properties in Hook Norton and has limited impact for conveyancing in Hook Norton 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 new rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

What is your number one tip for choosing a conveyancing solicitor in Hook Norton

It would be unwise to be swayed by the cheapest Hook Norton conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.

We were going to get a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Hook Norton solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hook Norton solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Hook Norton solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

3 months have elapsed following my purchase conveyancing in Hook Norton took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am looking for a ground for flat up to £305k and found one near me in Hook Norton I like with amenity areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Hook Norton for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a home loan the remaining unexpired lease term may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I'm converting the mortgage on my current house to a buy to let mortgage with HSBC Bank and intend to use the remaining equity as a deposit on further house. The neighborhood we are talking about is Hook Norton. Will your solicitors be able to act for both sets of mortgage companies and link together the conveyances?

Make use of our comparison tool on this page to check that the conveyancers are on the appropriate lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and make apparent your expectations and requirements.