I purchased a freehold premises in St Mellons but nevertheless charged rent, why is this and what is this?

It is rare for properties in St Mellons and has limited impact for conveyancing in St Mellons 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 from 1977 onwards.

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

How do I check that the solicitor handling my conveyancing in St Mellons is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £192.00 in another set of legal fees.

You should make the most of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘St Mellons’ or your location and you will see numerous solicitors offices in St Mellons or by proximity to you.

I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the my former home in St Mellons. The St Mellons property was put into my name in September. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in September. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most lenders would take a practical view as this requirement is principally there to capture subsales or the quick reselling of property.

When it comes to mortgage companies such as TSB, do St Mellons solicitors have to pay a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We have a mortgage agreed in principle with Clydesdale. St Mellons conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

Some lenders take longer than others. Have Clydesdale done the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I'm purchasing a new build house in St Mellons with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about the extras as it could adversely affect my mortgage with the lender. 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.

Planning to exchange soon on a leasehold property in St Mellons. Conveyancing lawyers inform me that they are sending me a report on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in St Mellons should include some of the following:

Responsibility for maintaining the window frames Whether your lease provides for a slush account for major works? Details of the parties to the lease, e.g. these could be the tennant, head lessor, freeholder The physical ownership of the premises. This will be the flat itself but could also include a attic or basement if applicable. Alterations to the property

Leasehold Conveyancing in St Mellons - Examples of Questions you should ask Prior to buying

In the main the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in St Mellons ask leaseholders to pay into a sinking fund and this is used to offset against major works. How long is the Lease? How much is the yearly maintenance fee and ground rent?