I own a freehold premises in Lampeter yet pay rent, why is this and what is this?

It is rare for properties in Lampeter and has limited impact for conveyancing in Lampeter 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 creation 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 after 2037 is to be extinguished.

I am buying a new build flat in Lampeter. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Lampeter you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Lampeter.

I am helping my step-mother sell her house in Lampeter. Does the conveyancer commission an energy performance certificate or do I organise this?

After the abolition of Home Information Packs, energy assessments was left as a mandatory component of moving property. An energy assessment must be to hand before the property is placed on the market. It is not a task that law firms ordinarily arrange. Where you are using a Lampeter conveyancing lawyer they might be able to arrange EPC’s given their contacts with reputable local energy assessors

When it comes to mortgage companies such as Santander, do Lampeter conveyancing practitioners incur an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I can not fathom if my lender requires a lease extension. I have called into my local Lampeter building society branch on various occasions and was advised it wasn't a problem and they would lend. My Lampeter conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.

Your solicitor has to comply with the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

We are buying a house and the conveyancer has mentioned Chancel Repair to which the house may be liable as it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Lampeter

Unless a previous purchase of the property took place after 12 October 2013 you can take it that lawyers handling conveyancing in Lampeter to remain recommending a chancel search and or chancel repair liability insurance.

My wife and I own a 4 bedroom Edwardian house in Lampeter. Conveyancing practitioner represented me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lampeter and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who conducted the conveyancing.