I purchased a freehold house in Llandegla but still invoiced for rent, why is this and what is this?

It is rare for properties in Llandegla and has limited impact for conveyancing in Llandegla 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 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 after 2037 will be dispensed with completely.

My wife and I purchasing a 3 bedroom semi in Llandegla. Our aim is to convert the garage to an office at the property.Will the conveyancing process involve investigations to see if these works are permitted?

Your conveyancer will review the deeds as conveyancing in Llandegla will occasionally identify restrictions in the title deeds which prohibit certain alterations or need the permission of a 3rd party. Many extensions need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.

Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Llandegla conveyancing lawyers were selected. How long does it take for Bank of Ireland to issue the offer to the conveyancing practitioner?

There is no definitive answer here. Have Bank of Ireland done the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am purchasing a property in Llandegla. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

Given that you are obtaining a mortgage with TSB your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to TSB where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Llandegla.

How does conveyancing in Llandegla differ for new build properties?

Most buyers of new build residence in Llandegla approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Llandegla tend to buy the real estate, 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 property lawyers 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 Llandegla or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Llandegla is the location of the property. Is there any guidance you can give?

Flying freeholds in Llandegla are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandegla you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandegla may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My father has recommend that I use his conveyancers in Llandegla. Do I take his guidance?

There are no two ways about it it’s preferable to choose a conveyancing solicitor is to have feedback from friends or family who have actually experience in using the firm you're are thinking of instructing.