I purchased a freehold residence in Plymouth yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Plymouth and has limited impact for conveyancing in Plymouth 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 many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to use a high street conveyancing solicitor in Plymouth?

You should check but the the probability is that appoint one of their panel lawyers where you accept the "fee-free" offer. Call the bank and check if they allow a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Plymouth.

I am being advised by my conveyancer that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Plymouth?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.

We are getting a further advance on our mortgage from Principality as we intend to conduct improvements to our house in Plymouth. Do we need to select a nearby Plymouth solicitor on the Principality conveyancing panel to handle the legals?

Principality would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Plymouth is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

4 months have elapsed following my purchase conveyancing in Plymouth took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Plymouth is the location of the property. Is there any guidance you can impart?

Flying freeholds in Plymouth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Plymouth you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Plymouth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.