I own a freehold residence in Fishponds but nevertheless pay rent, why is this and what is this?

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

Old 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.

Does a directory service exist listing Nationwide panel conveyancers in Fishponds on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable online. If you are looking for a Fishponds conveyancer on the Nationwide please make the most of our tool.

I recently had an offer accepted on an apartment in Fishponds. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £200. Soon after, the lawyer called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fishponds solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Fishponds surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am downsizing from our home in Fishponds and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Fishponds. We have lived in Fishponds for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Are there any apps to help identify a Fishponds solicitor on the Platform Home Loans Ltd conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the lawyer.

You can use the facility on this website. Please choose the lender and your location and you will see a number of Fishponds conveyancing lawyers locally. We have listed some Fishponds conveyancing firms towards the end of this page and you can contact them to see if they are on the Platform Home Loans Ltd member panel

Should local authority consent be necessary to convert a house into multiple appartments in Fishponds? This has taken place to a house next door to my house in Fishponds and was unaware of the conversion until after the works were complete.

Planning permission is necessary for converting a single dwelling in Fishponds into flats but probably not for reverting back to single dwelling-house so, simply put, yes,a it is required.