I purchased a freehold residence in Silverdale but still charged rent, why is this and what is this?

It is rare for properties in Silverdale and has limited impact for conveyancing in Silverdale 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 post 2037 is to be extinguished.

What is the difference between a licensed conveyancer and conveyancing solicitor in Silverdale

There are many recorded licenced Conveyancers in Silverdale and Solicitor firms in Silverdale who can help with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am the only recipient of my late mum's estate and I have everything in my name now, including the house in Silverdale. The Silverdale property was put into my name in December. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a practical view as this clause principally exists to pick up on the purchase and immediately sell or the quick reselling of properties.

After much negotiation I have agreed a price on an apartment in Silverdale. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

What does a local search inform me about the property we're purchasing in Silverdale?

Silverdale conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search is essential in every Silverdale conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

As co-executor for the will of my aunt I am selling a property in Cardiff but reside in Silverdale. My solicitor (approximately 250 kilometers awayrequires that I execute a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Silverdale who can witness and place their company stamp on the document?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Silverdale

I am in need of some leasehold conveyancing in Silverdale. Before diving in I would like to find out the number of years remaining on the lease.

If the lease is registered - and most are in Silverdale - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 2 bed flat in Silverdale, conveyancing was carried out in 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Silverdale with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2092

With just 66 years unexpired we estimate the price of your lease extension to be between £11,400 and £13,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.