I purchased a freehold house in Beaconsfield yet pay rent, why is this and what is this?

It’s unusual for properties in Beaconsfield and has limited impact for conveyancing in Beaconsfield 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 creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

My husband and I are buying a purpose built apartment in Beaconsfield with a mortgage from Santander.We like our Beaconsfield conveyancing solicitor but Santander advised that she’s not on their approved list of firms. we are left little option but to use a Santander panel lawyer or retain our high street solicitor and fork out for a Santander panel lawyer to represent them. This seems very unfair; Can we not simply insist that Santander use our lawyer?

No, not really. The mortgage issued to you contains various provisions, one of which will be that solicitors will be on the Santander approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Santander

4 months have elapsed following my purchase conveyancing in Beaconsfield concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Planning to exchange soon on a studio apartment in Beaconsfield. Conveyancing lawyers assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Beaconsfield should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Rent payments - how much and what the invoice dates are, and be on notice if this is subject to change It needs to be made clear to you whether the lease permits you to add or improve anything in the property- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether permission is required Will you be prohibited or prevented from having pets in the property? What the implications are if you breach a clause of your lease?

Beaconsfield Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

The prefered form of lease arrangement is a share of the freehold. In this situation the lessees enjoy being in charge if their destiny and even though a managing agent is often retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. It would be prudent to find out if there are any onerous restrictions in the lease. By way of example it is reasonably common in Beaconsfield leases that pets are not permitted in certain buildings in Beaconsfield. If you like the flatin Beaconsfield however your cat can’t make the move with you then you have a very difficult determination.

After what seems like an age I have had an offer on an flat in Beaconsfield accepted, the seller does nevertheless have an associated purchase. The vendors have offered on somewhere, however it’s not been accepted yet, and are looking at other apartments booked. I have instructed a nearby conveyancing lawyer in Beaconsfield. What should be my next step? When should I get the mortgage application with Yorkshire BS started with Yorkshire BS?

It is normal to have apprehensions where there is an associated chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Beaconsfield conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Yorkshire BS conveyancing panel. Regarding the next steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a buoyant market many purchasers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their solicitor to move forward with the conveyancing in Beaconsfield.