I am the registered owner of a freehold property in Custom House yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Custom House and has limited impact for conveyancing in Custom House 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 fresh rentcharges post 1977.

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.

I am being told by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Custom House conveyancing?

The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.

Is it correct that all Custom House CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved firms?

Some major lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

The formalities of my remortgage has taken place for my property in Custom House. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am buying a new build flat in Custom House. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Custom House

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am thinking of appointing a conveyancing solicitor in Custom House for my house move. Is it possible to see a firm’s complaints history with the legal regulator?

Members of the public may find documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.

Is it true that a Custom House conveyancing firm got sued by clients for failing to conduct comprehensive conveyancing investigations?

Our attention has not be brought to such a Custom House conveyancing matter but it has been reported that, clients purchasing a home in Cumbria successfully won a case against their conveyancing practitioner as a consequence of development permission to build a wind farm failing to be identified in conveyancing searches.

If you are purchasing in Custom House It is essential that your conveyancing practitioner purchase all Custom House conveyancing searches necessary to ensure you have relevant and current information ahead of acquiring a home in Custom House.