I own a freehold premises in Ince in Makerfield but still invoiced for rent, why is this and what is this?

It is rare for properties in Ince in Makerfield and has limited impact for conveyancing in Ince in Makerfield 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 post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

I have been recommended a conveyancing solicitor in Ince in Makerfield. I I am struggling to find out if they are on the approved list of lawyers. Could you assist?

The first thing you should do is e-mail your conveyancer and ask them whether they are on the lender panel. Alternatively you can call who may be able to assist.

I am aiming to move home in . Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Ince in Makerfield. Conveyancing firm was found before I stumbled across this page.

On the afternoon of completion you can collect the keys from your property agent however this should only take place when the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Ince in Makerfield or a solicitor that specialises in conveyancing in Ince in Makerfield.

Is it correct that all Ince in Makerfield CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved practices?

A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

The formalities of my purchase has taken place for my property in Ince in Makerfield. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

It has been 3 months since my purchase conveyancing in Ince in Makerfield completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing my first flat in Ince in Makerfield with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent advised me not to tell my conveyancer about this deal as it would impact my mortgage with the lender. Is this normal?.

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.