I am the registered owner of a freehold premises in Deepcar but still pay rent, why is this and what is this?

It’s unusual for properties in Deepcar and has limited impact for conveyancing in Deepcar 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

My wife and I have arranged the release of further funds on our mortgage from Lloyds as we want to carry out alterations to our property in Deepcar. Are we obliged to choose a high street Deepcar solicitor on the Lloyds conveyancing panel to deal with the legals?

Lloyds don't usually require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

I'm in the throws of looking at flats in Deepcar and I am about to put in an offer. Is it advisable to have a lawyer on ‘stand by’? I will be getting a home loan with UBS.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are obtaining a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

Aldermore have agreed my mortgage in principle, my bid on a house in Deepcar has been accepted, what happens next?

Your property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Contact Aldermore or your financial adviser and complete any appropriate forms. Aldermore will sellect a valuer who will get in touch with the estate agent or vendor to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Aldermore will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Deepcar.

Should I be wary that brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Deepcar conveyancing company?

As is the case with many professional services, often referrals from family and friends can be very helpful. Yet there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward conveyancers to retain. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to select your preferred conveyancer. You need to be aware that most lenders have an approved list of conveyancers you must use for the lender aspect of your transaction.

Is it best to go with a Deepcar conveyancing lawyer based in the location that I am hoping to buy? We have a good friend who can perform the legal formalities but her office is over three hundred miles away.

The primary upside of using a high street Deepcar conveyancing practice is that you can visit the firm to execute paperwork, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were content that should outweigh using an unknown Deepcar conveyancing lawyer just because they are Deepcar based.

I wish to rent out my leasehold apartment in Deepcar. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease governs the relationship between the landlord and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Deepcar do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Leasehold Conveyancing in Deepcar - Sample of Queries Prior to buying

Is anyone aware of any major works anticipated that could increase the service charges? Who is in charge of the building? Does the lease include onerous restrictions?