I am the registered owner of a freehold house in Mumbles yet pay rent, why is this and what is this?

It is rare for properties in Mumbles and has limited impact for conveyancing in Mumbles 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 generation of new rentcharges post 1977.

Previous rentcharges can now be redeemed 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 the Building Society Association intend to launch a search tool with a view to to identify practices on the Coventry BS conveyancing panel for example in Mumbles?

We are not aware of any intention on the part of the BSA to develop such a search facility.

It is not clear whether my bank requires a lease extension. I have called my Mumbles building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Mumbles conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?

Provided that the property lawyer is on the bank approved list, she or he must follow the CML Handbook specifications for the lender. 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.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being problematic. The Mumbles solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Nationwide have agreed my mortgage in principle, my offer on a house in Mumbles has been agreed to, now what?

Your property agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Telephone Nationwide or your financial adviser and complete any appropriate documentation. Nationwide will appoint a valuer who will get in contact with the selling agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nationwide will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mumbles.

Various web forums that I have come across warn that are the primary reason for obstruction in Mumbles house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Mumbles.

I'm purchasing a new build house in Mumbles with the aid of help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent told me not inform my solicitor about the extras as it could impact my loan with the bank. 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.