I own a freehold residence in Salisbury but still pay rent, why is this and what is this?

It is rare for properties in Salisbury and has limited impact for conveyancing in Salisbury 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 from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

Can you clarify what the consequences are if my solicitor is expelled from the Santander Solicitor panel ahead of completing my conveyancing in Salisbury?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I got the keys to my flat on 11 August and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Salisbury expressed confidence that it should be formalised in a couple of weeks. Are transfers in Salisbury particularly slow to register?

As far as conveyancing in Salisbury is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. At present roughly three quarters of such applications are fully addressed within 12 days but occasionally there can be longer hold-ups. Historically registration takes place after the new owner has moved in to the property thus 'speed' is not typically primary concern but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Salisbury is the location of the property. Can you shed any light on this issue?

Flying freeholds in Salisbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Salisbury you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Salisbury may ascertain 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.

My husband and I are 3 weeks into a freehold purchase having been recommend to a firm by the high street agent to carry out the conveyancing in Salisbury. I am am starting to be frustrated with the level of service. Could you help me find new conveyancers?

A conveyancer would need to be very bad to suggest replacing them. Has the mortgage offer been generated? If so you need to advise them of the new contact details and have the offer are re-sent. Your conveyancer should be on the mortgage company panel to avoid added fees and complications. That should be your starting point. The search tool should help you find a bank approved conveyancer for your home move in Salisbury