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

It’s unusual for properties in Clophill and has limited impact for conveyancing in Clophill 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 establishment of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

How can we know in advance if a Clophill conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Clophill seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.

We have a mortgage agreed in principle with Lloyds. Clophill conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Lloyds?

There is no definitive answer here. Have Lloyds done the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

About to purchase flat in Clophill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Clophill property lawyer is on the Lloyds conveyancing panel.

3 months have gone by following my purchase conveyancing in Clophill completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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.

Should I be wary that brokers that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Clophill conveyancing company?

As with lots of professional services, often suggestions from connections can be worth their weight in gold. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and banks may put forward lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the discretion to choose your preferred lawyer. Don't forget that the majority of mortgage providers have an approved list of lawyers you must use for the mortgage aspect of your transaction.

What are your top tips when it comes to choosing a Clophill conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Clophill conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Clophill conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

Can they put you in touch with clients in Clophill who can give a testimonial?

Clophill Leasehold Conveyancing - Sample of Queries before buying

How long is the Lease? What restrictions exist in the Clophill Lease? Is there a share of the freehold?