I purchased a freehold house in Ammanford yet charged rent, why is this and what is this?

It is rare for properties in Ammanford and has limited impact for conveyancing in Ammanford 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 generation of fresh rentcharges post 1977.

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

I have an AIP. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather instruct a Ammanford based conveyancing firm?

Do check but the the probability is that allocate you one of their panel solicitors should you take up the "fee-free" incentive. Call the bank to determine if they allow a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Ammanford.

I am helping my aunt sell her property in Ammanford. Will the conveyancer arrange the energy performance certificate or it is for me to see to?

Following the abolition of Home Packs, energy performance certificates was left as a required element of moving property. An energy assessment should be commissioned prior to the property being advertised. It is not a task that law firms normally arrange. If you are using a Ammanford conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with reputable local energy assessors

The formalities of my purchase has taken place for my property in Ammanford. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ammanford solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ammanford postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Ammanford.

Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Ammanford?

Unless a prior purchase of the property completed after 12 October 2013 you may expect lawyers handling conveyancing in Ammanford to continue to advocate a chancel search and or chancel repair liability policy.

Am I right to be suspicious that estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Ammanford conveyancing firm?

As is the case with many professional services, often input from relatives can be very helpful. But there are many parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may suggest lawyers to select. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to appoint your own conveyancer. Don't forget that most banks operate an approved list of law firms you are obliged to use for the lender aspect of your transaction.