I purchased a freehold house in Llantwit Fardre yet charged rent, why is this and what is this?

It’s unusual for properties in Llantwit Fardre and has limited impact for conveyancing in Llantwit Fardre 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 generation of new rentcharges from 1977 onwards.

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.

My property lawyer in Llantwit Fardre is not listed on the Leeds Building Society Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Leeds Building Society approved list?

The limited options open to you here include:

1. Complete the purchase with your existing Llantwit Fardre lawyers but Leeds Building Society will need to retain a conveyancer on their list of acceptable firms. This will result in additional total conveyancing charges as well as result in delays.
2. Choose a new practitioner to act in the purchase, remembering to check they are Leeds Building Society approved.
3. Persuade your Leeds Building Society based solicitor to attempt to join the Leeds Building Society panel

I have been told by my solicitor that defective lease insurance is necessary on my purchase. What is the level of cover for Llantwit Fardre conveyancing?

The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Llantwit Fardre conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

About to purchase maisonette in Llantwit Fardre. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llantwit Fardre conveyancer is on the Virgin Money conveyancing panel.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in Llantwit Fardre? or Apparently there is historic law that could mean that house owners residing in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this suitable for conveyancing in Llantwit Fardre?

Unless a previous purchase of the house took place post 12 October 2013 you can assume that solicitors handling conveyancing in Llantwit Fardre to continue to advocate a chancel search and or chancel repair liability insurance.

I am purchasing a new build house in Llantwit Fardre with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it will jeopardize my loan with Alliance & Leicester . Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.