I purchased a freehold residence in Shinfield and Arborfield yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Shinfield and Arborfield and has limited impact for conveyancing in Shinfield and Arborfield 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 generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
I am in the process of remortgaging my house in Shinfield and Arborfield, does my lawyer have to be on the RBS Solicitor panel?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Shinfield and Arborfield. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Shinfield and Arborfield?
On the day of completion you do not need to attend the conveyancers office in Shinfield and Arborfield. Your solicitors will transfer the completion advance to the seller's lawyers, and once they have received this, you will be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
We have agreed to purchase a house in Shinfield and Arborfield. An unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is TSB your lawyer must check the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Shinfield and Arborfield.
After much negotiation I have agreed a price on a house in Shinfield and Arborfield. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the conveyancer contacted me to say that they were not on the Nottingham 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 Nottingham 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.
We are purchasing a house and the conveyancer has mentioned Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this really necessary for conveyancing in Shinfield and Arborfield
Unless a previous purchase of the property took place post 12 October 2013 you can expect solicitors delivering conveyancing in Shinfield and Arborfield to remain encouraging a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up during conveyancing in Shinfield and Arborfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Shinfield and Arborfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have just appointed agents to market my ground floor flat in Shinfield and Arborfield.Conveyancing has not commenced but I have recently had a quarterly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal because all rents and service invoices should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process