I own a freehold premises in Staffordshire yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Staffordshire and has limited impact for conveyancing in Staffordshire 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 new rentcharges from 1977 onwards.

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

Forgive me if this question is silly but I am unseasoned as a first time buyer of a garden flat in Staffordshire. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Staffordshire?

On the day of completion you will not be required to attend the conveyancers office in Staffordshire. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

Are all Staffordshire Conveyancing Quality Solicitors on the conveyancing panel?

Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I am currently in the process of buying my council flat in Staffordshire. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I'm purchasing my first flat in Staffordshire with the aid of help to buy. The builders would not budge the price so I negotiated 6k of extras instead. The sale representative told me not to tell my solicitor about the side-deal as it would put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We're first time buyers - had an offer accepted, but the property agent told us that the vendor will only issue a contract if we instruct their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Staffordshire

It is improbable the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred Staffordshire conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or hit his conveyancing thresholds demanded by head office.

I bought a ground floor flat in Staffordshire, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Staffordshire with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 50

You have 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.