I purchased a freehold house in Weston super Mare but nevertheless charged rent, why is this and what is this?

It is rare for properties in Weston super Mare and has limited impact for conveyancing in Weston super Mare 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 generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

I can see plenty of information on this site concerning conveyancing in Weston super Mare but what is your top tip for selecting the right conveyancer in Weston super Mare

We would encourage you not to go for the cheapest Weston super Mare conveyancing quote. You really do get what you pay 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.

I just acquired a flat at auction in Weston super Mare. Conveyancing is needed. What happens now?

Given that you have now exchanged you now have to retain a conveyancing solicitor quickly as you are faced with a fast approaching a fixed date to complete the property. All auction property will ordinarily have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

We were going to get a AIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Weston super Mare solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Weston super Mare solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I am buying a new build house in Weston super Mare with a loan from National Westminster Bank. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about the extras as it could adversely affect my loan with National Westminster Bank. Do I keep my lawyer in the dark?.

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.

I opted to have a survey carried out on a property in Weston super Mare ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks will not issue a loan on such a property.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Weston super Mare. Conveyancing may be slightly more expensive based on your lender's requirements.

I am a fortnight into a freehold purchase having been referred to a firm by the local agent to execute conveyancing in Weston super Mare. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?

They would have to be very poor to suggest replacing them. Has your mortgage been generated? If so you will need to advise them of the replacement conveyancer and have the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the lenders panel to avoid added fees and complications. That should be your starting point. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Weston super Mare