I purchased a freehold premises in Wilmslow but still charged rent, why is this and what is this?

It is rare for properties in Wilmslow and has limited impact for conveyancing in Wilmslow 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 hundreds of years, 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 in 2037 will be dispensed with completely.

I am helping my step-mother sell her house in Wilmslow. Will the conveyancing solicitor commission an energy performance certificate or it is for the seller to coordinate?

After the demise of HIPs, energy performance certificates was left as a compulsory component of moving house. An energy assessment must be to hand in advance of the property being advertised. It is not something that law firms ordinarily organise. If you are using a Wilmslow conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with long established local assessors

I happen to be the only beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Wilmslow. The Wilmslow property was put into my name in June. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in June. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view mortgage companies take of it, depend on the bank as this obligation primarily exists to pick up on subsales or the flipping of property.

I recently had an offer accepted on an apartment in Wilmslow. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. Not long after, the conveyancer called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

What can a local search inform me concerning the house my wife and I buying in Wilmslow?

Wilmslow conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Wilmslow conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

How does conveyancing in Wilmslow differ for newly converted properties?

Most buyers of new build property in Wilmslow come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Wilmslow typically buy the land, 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 conveyancing solicitors 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 used to new build conveyancing in Wilmslow or who has acted in the same development.

My husband and I are first time buyers - agreed a price, but the property agent told us that the seller will only go ahead if we appoint the agent's preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Wilmslow

It is highly unlikely the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to use your preferred Wilmslow conveyancing firm - as opposed tothose that will earn their estate agent a kickback or meet his conveyancing thresholds set by HQ.