I own a freehold house in Sketty yet charged rent, why is this and what is this?

It is rare for properties in Sketty and has limited impact for conveyancing in Sketty 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 generation of fresh rentcharges from 1977 onwards.

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

My wife and I have recently appointed a conveyancing solicitor in Sketty. I I would like to check whether they are on the HSBC Bank approved list of lawyers. Can you help?

You should contact your solicitor and ask them whether they are on the lender panel. Alternatively you can call HSBC Bank who may be able to assist.

Should my conveyancer be raising questions regarding flooding as part of the conveyancing in Sketty.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Sketty. Plenty of people will buy a property in Sketty, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Sketty. The conventional set of property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to find out whether the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the seller, then a purchaser may issue a legal claim for losses as a result of such an misleading reply. A purchaser’s solicitors will also conduct an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations will need to be carried out.

I'm remortgaging my current house to a BTL mortgage with Norwich and Peterborough Building Society and I will use the ballance of the raised equity as a down payment on further property. The area we are interested in is Sketty. Will your conveyancers be able to act for both sets of lenders and tie in the transactions?

Do use our search tool on this page to be sure that the lawyers are approved by both banks. Assuming that they are the conveyancer will be able to connect the two transactions but you should talk with you lawyer and specify your expectations and requirements.

Is it best to appoint a Sketty conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can execute the conveyancing but his firm is located 300kilometers drive away.

The benefit of a high street Sketty conveyancing practice is that you can drop in to execute paperwork, deliver your identification documents and pester them where appropriate. Having local Sketty know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and they were happy that must outweigh using an unknown Sketty conveyancing solicitor just because they are based in the area.