I am the registered owner of a freehold house in Marlow yet charged rent, why is this and what is this?

It is rare for properties in Marlow and has limited impact for conveyancing in Marlow 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 establishment of new rentcharges post 1977.

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

My husband and I have organised a further advance on our home loan from Barclays as we want to conduct a loft conversion to our home in Marlow. Are we obliged to select a nearby Marlow solicitor on the Barclays conveyancing panel to deal with the paperwork?

Barclays do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

My wife and I are spending time viewing apartments in Marlow and I am about to put in an offer. Is it sensible to have a conveyancer on ‘stand by’? I am planning to take a mortgage with RBS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Marlow bank branch on various occasions and was told they are content with the situation and they will lend. My Marlow conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

As long as the solicitor is on the mortgage company approved list, she or he must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Marlow?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Marlow. 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…’

Am I best advised to instruct a Marlow conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can execute the legal work however her office is over three hundred miles drive away.

The benefit of a local Marlow conveyancing firm is that you can attend the office to execute documents, present your identification documents and pester them where appropriate. Having local Marlow know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were content that should surpass using an unknown Marlow conveyancing solicitor just because they are round the corner.

Being a leasehold owner I am on the hook for a service charge for my flat in Marlow. Due to losing my job and personal issues I slipped into arrears with remittance. The management company agreed a settlement schedule but there is still about £1750 currently outstanding.

I want to sell and I am worried this will jeopardize the sale if I have to discharge the arrears now. I'd like to sell up and then pay them back with the completion monies - is this achievable?

Your property lawyer should be in a position to negotiate with the management company, with a new to seeing if they would accept settlement out of the completion monies. Here is indicative of why it might be good to appoint a conveyancer in Marlow as they may well enjoy a strong line of communication with the parties.