I purchased a freehold premises in Papworth Everard but nevertheless pay rent, why is this and what is this?

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

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

Having invested time looking at consumer advice sites for an affordable solicitor in Papworth Everard, many comment that I must use a CQS kitemarked lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol the standard includes many partnerships who execute conveyancing in Papworth Everard.

I am currently in the process of buying my council flat in Papworth Everard. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

After months of negotiation I have agreed a price on a house in Papworth Everard. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Soon after, the lawyer contacted me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Co-operative have agreed my mortgage in principle, my offer on a apartment in Papworth Everard has been accepted, what are the next steps?

Your property agent will wish to be advised as to your solicitor's details (ensure that the solicitors are on the bank’s approved list). Call up Co-operative or your financial adviser and finalise any relevant forms. Co-operative will instruct a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Co-operative will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Papworth Everard.

I am purchasing a new build house in Papworth Everard with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about the extras as it may impact my mortgage with Nottingham Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Papworth Everard is where the house is located. Is there any advice you can give?

Flying freeholds in Papworth Everard are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Papworth Everard you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Papworth Everard may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.