I purchased a freehold house in Temple Mills yet pay rent, why is this and what is this?

It’s unusual for properties in Temple Mills and has limited impact for conveyancing in Temple Mills 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 post 1977.

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

I bought my home on 8 May and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Temple Mills expressed confidence that it would be registered in less than a month. Are properties in Temple Mills uniquely lengthy to register?

As far as conveyancing in Temple Mills registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. At present roughly three quarters of submission are completed within 12 days but some can be subject to extensive delays. Historically registration is effected after the new owner is living at the property thus 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

I am purchasing a new build house in Temple Mills with a loan from Accord Mortgages Ltd. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not inform my solicitor about the extras as it would adversely affect my mortgage with the bank. Is this normal?.

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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Temple Mills is where the house is located. Can you offer any advice?

Flying freeholds in Temple Mills are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Temple Mills you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Temple Mills may decide 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 husband and I are purchasing a 2 bedroom flat in Temple Mills. When we first instructed conveyancing practitioner, they assured us that they were on all major UK lender panels. The mortgage broker called just now to say that they don't seem to be on the Santander approved list. If it turns out to be true, what should we do? Do we simply find a different solicitor that is on their panel or do we cover the costs for separate representation, with Santander selecting their own approved property lawyer.

Where you are acquiring a property requiring a mortgage it is conventional for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to meet. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should contact Santander to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Santander's conveyancing panel as you are at liberty to use your preferred Temple Mills lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.