I own a freehold house in Crouch End but still invoiced for rent, why is this and what is this?

It is rare for properties in Crouch End and has limited impact for conveyancing in Crouch End 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 from 1977 onwards.

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

Are the BSA intent on creating a search tool with a view to list practices on the Melton Mowbray Building Society conveyancing panel for example in Crouch End?

We have not been informed any plans on the part of the BSA to promote such a tool.

We previously selected conveyancers locally in Crouch End on the Bank of Ireland solicitor panel. They have just billed me an additional fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. This charge is not set by Bank of Ireland but by your Crouch End property lawyer. Numerous firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee and others do not.

I had a mortgage agreed in principle with Barclays. Crouch End conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Barclays?

There is no definitive answer here. Have Barclays done the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have paid off my mortgage with Lloyds. I assume I don't need a Crouch End conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Crouch End is the location of the property. Can you shed any light on this issue?

Flying freeholds in Crouch End are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crouch End you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crouch End may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Can you offer any advice when it comes to finding a Crouch End conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Crouch End conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Crouch End conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

What volume of lease extensions has the firm conducted in Crouch End in the last 12 months? What are the costs for lease extension work?

I am the registered owner of a a ground floor purpose built flat in Crouch End. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?

Most definitely. We can put you in touch with a Crouch End conveyancing firm who can help.

An example of a Lease Extension decision for a Crouch End property is Flat 2A 19 Shepherds Hill in June 2014. The tribunal concluded in accordance with section 48 and schedule 13 of the Leasehold Reform,Housing and Urban Development Act (the 1993 Act) that the premium payable in respect of the grant of a new lease for the Flat be £24,303 (twenty four thousand three hundred and three pounds) This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 67.85 years.