I purchased a freehold house in Sandbanks but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Sandbanks and has limited impact for conveyancing in Sandbanks 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 creation 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 after 2037 is to be dispensed with completely.

We are purchasing a property in Sandbanks. It might be a silly question but how we can trust a conveyancer? At some point we have to put money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am purchasing a detached bungalow in Sandbanks. We would like to convert the garage to a playroom at the house.Will legal work on the property involve investigations to see if these works were previously refused?

Your property lawyer will review the registered title as conveyancing in Sandbanks will occasionally reveal restrictions in the title deeds which prevent categories of works or necessitated the permission of another owner. Certain additions need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

We previously instructed conveyancing lawyers with offices in Sandbanks on the Coventry BS solicitor approved list. They are now charging me an additional charge for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not set by Coventry BS but by your Sandbanks conveyancing practitioner. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Sandbanks 4 years ago have long since closed. Will I be able to sell the house?

As long as you have a registered title the details of your ownership will be documented by HMLR under a Title Number. It is possible to execute a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.

I am looking for a leasehold apartment up to £305k and found one round the corner in Sandbanks I like with a park and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Sandbanks in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

In my capacity as executor for the will of my father I am selling a residence in Neath but reside in Sandbanks. My solicitor (who is 300 kilometers from merequires that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Sandbanks who can attest and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Sandbanks based