I purchased a freehold property in Putney Vale yet pay rent, why is this and what is this?

It is rare for properties in Putney Vale and has limited impact for conveyancing in Putney Vale 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 fresh 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 after 2037 will be extinguished.

My aunt pointed out to me me that in purchasing a property in Putney Vale there could be various restrictions as to what one can do in terms of external alterations to a property. Is this right?

We are aware of a number of properties in Putney Vale which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Putney Vale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

How can we tell if a Putney Vale conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Putney Vale seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.

Virgin Money have agreed my home loan in principle, my bid on a house in Putney Vale has been accepted, now what?

Your estate agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Contact Virgin Money or your financial adviser and complete any appropriate documentation. Virgin Money will instruct a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Virgin Money will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Putney Vale.

My wife and I purchased a semi-detached Edwardian property in Putney Vale. Conveyancing practitioner represented me and Santander. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Santander to clarify?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Putney Vale 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 purchasers. You can also question the situation with the conveyancing solicitor who conducted the work.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Putney Vale is the location of the property. Is there any guidance you can give?

Flying freeholds in Putney Vale are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Putney Vale you must be sure that your lawyer goes 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 Putney Vale 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 property.

Why can't I complete my conveyancing in Putney Vale on May bank holiday?

Because on completion the sale price needs to be transferred electronically between the banks of the purchaser and seller's conveyancing practitioner and currently this can only occur on a working day. It is not possible to complete on a weekend either.