I am the registered owner of a freehold property in Heath yet charged rent, why is this and what is this?

It’s unusual for properties in Heath and has limited impact for conveyancing in Heath 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.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Heath?

There are two types of lawyers who can execute conveyancing in Heath namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or purchase of property. Both are required to perform Heath conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally administered and that all necessary steps will be accurately followed.

We are purchasing a end of terrace house in Heath. The intention is to convert the garage to a playroom at the property.Will the conveyancing process involve investigations to determine if these works are allowed?

Your conveyancer should check the registered title as conveyancing in Heath can occasionally reveal restrictions in the title documents which restrict categories of works or necessitated the consent of a 3rd party. Certain extensions call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I am purchasing a property in Heath. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

Given that you are obtaining a mortgage with Barclays your lawyer must check the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Heath.

I'm purchasing a new build house in Heath with a loan from HSBC Bank. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my lawyer about this deal as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am looking for a flat up to £245,000 and found one close by in Heath I like with a park and station in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Heath for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I am looking for a conveyancing solicitor in Heath for my sale. Can I check a firm’s record with the legal regulator?

Anyone may review documented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.