We were just about to sign contracts for a leasehold flat in Berkshire. We have hit a problem. The mortgage offer with HSBC Bank runs out on 16/12/2024 but the vendors are putting forward a completion date of 18/12/2024. Is it possible to extend the loan expiry date?

The best person to deal with your question is your solicitors who will assess if he or she is corresponding with the lender, seller’s lawyers, property agents or indeed all parties given the history of your house move to date.

I am the registered owner of a freehold premises in Berkshire but nevertheless pay rent, why is this and what is this?

It is rare for properties in Berkshire and has limited impact for conveyancing in Berkshire 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new 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 is to be dispensed with completely.

A relative pointed out to me me that in buying a property in Berkshire there could be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in Berkshire which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Berkshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am the only recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Berkshire. The Berkshire property was put into my name in September. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the property in September. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. many banks would take a sensible view as this provision chiefly exists to identify subsales or the wholesaling and assigning of property.

When it comes to lenders such as Yorkshire BS, do Berkshire property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I'm purchasing a new build house in Berkshire with a loan from Platform Home Loans Ltd. The developers would not reduce the price so I negotiated 6k of extras instead. The estate agent advised me not to tell my conveyancer about the side-deal as it may put at risk my loan with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Berkshire I like with open areas and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Berkshire for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan that many years will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.