I purchased a freehold house in Bessacarr but nevertheless pay rent, why is this and what is this?

It is rare for properties in Bessacarr and has limited impact for conveyancing in Bessacarr 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 generation 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 will be extinguished.

I am looking to buy a flat and require a conveyancing solicitor in Bessacarr who is on the Yorkshire Building Society solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Bessacarr. We dont recommend any particular firm.

If you had a top tip for choosing a conveyancing solicitor in Bessacarr what would it be?

We would encourage you not to go for the cheapest Bessacarr conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are purchasing a detached bungalow in Bessacarr. We would like to convert the garage to a playroom at the property.Will legal due diligence on the property involve checks to ascertain if these alterations are allowed?

Your solicitor will check the registered title as conveyancing in Bessacarr can occasionally identify restrictions in the title documents which prevent categories of alterations or necessitated the permission of another owner. Certain works require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

I'm at the point of viewing apartments in Bessacarr and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Co-operative.

It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.

How does conveyancing in Bessacarr differ for newly converted properties?

Most buyers of new build premises in Bessacarr approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Bessacarr tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bessacarr or who has acted in the same development.

I was advised by two or three local property agents in Bessacarr to select a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to promote your services over and above alternative conveyancing organisations?

We refuse to make any referral fee for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.