I purchased a freehold property in Willen yet charged rent, why is this and what is this?

It is rare for properties in Willen and has limited impact for conveyancing in Willen 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 creation of new rentcharges post 1977.

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 extinguished.

We're in Willen, FTBs buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Are there restrictive covenants that are commonly picked up during conveyancing in Willen?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Willen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Willen differ for new build properties?

Most buyers of new build premises in Willen approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Willen usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Willen or who has acted in the same development.

My husband and I are new on the property ladder - had an offer accepted, yet the property agent has warned us that the owners will only proceed if we appoint the agent's chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Willen

It is highly unlikely the vendors are driving this. If they desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to use your preferred Willen conveyancing lawyers - not the ones that will earn the estate agent a commission or hit his conveyancing thresholds pre-set by HQ.