I am the registered owner of a freehold premises in Clayton but still invoiced for rent, why is this and what is this?

It is rare for properties in Clayton and has limited impact for conveyancing in Clayton 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

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

My bid for a property was accepted at auction in Clayton. Conveyancing is required. What are my next steps?

Having to all intents and purposes signed on the dotted line you now have to find a conveyancing lawyer soon as you are facing a pending a drop dead date to complete the conveyancing. An auction property will have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .

Is there a list of Nationwide panel conveyancers in Clayton on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings viewable online. If you are in need of a Clayton property lawyer on the Nationwide please use our tool.

About to purchase house in Clayton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Clayton conveyancer is on the RBS conveyancing panel.

I purchased a semi-detached Victorian house in Clayton. Conveyancing solicitor acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clayton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who conducted the work.

Should I be suspicious that brokers that I am dealing with are suggesting an online conveyancing firm rather than a High Street Clayton conveyancing firm?

As with many service providers, often referrals from family and friends can be worth their weight in gold. But there are lots of people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend conveyancers to retain. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the discretion to appoint your preferred lawyer. Don't forget that many banks specify a panel list of lawyers you must use for the mortgage aspect of your home move.

I own a leasehold flat in Clayton. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Clayton who acted for me is not around. What should I do?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Clayton conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a basement flat in Clayton, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Clayton with an extended lease are worth £206,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2090

You have 66 years left to run we estimate the price of your lease extension to range between £11,400 and £13,200 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.