I purchased a freehold premises in Noak Hill but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Noak Hill and has limited impact for conveyancing in Noak Hill 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 creation of new rentcharges post 1977.

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 purchasing a property in Noak Hill. An unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Principality your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Principality where a lease does not meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Noak Hill.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Noak Hill bank branch on various occasions and was told they are content with the situation and they will lend. My Noak Hill conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the lawyer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The Noak Hill solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.

I have been told that property searches are the number one cause of stalling in Noak Hill house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Noak Hill.

What are your top tips when it comes to choosing a Noak Hill conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Noak Hill conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Noak Hill conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

If the firm is not ALEP accredited then why not? What are the legal fees for lease extension conveyancing?

I inherited a a ground floor purpose built flat in Noak Hill. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.

An example of a Lease Extension case for a Noak Hill property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.

I require the services of a mortgage company panel solicitor in Noak Hill. Could you help me?

It is not clear why you need a Noak Hill panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Noak Hill are on their panel . If you do find such a firm in Noak Hill not listed please direct them to our site to list. After all the cost is only one £1 a month