I own a freehold house in Chelmsford but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Chelmsford and has limited impact for conveyancing in Chelmsford 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 one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Chelmsford with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I am purchasing my first flat in Chelmsford with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my solicitor about the side-deal as it may affect my mortgage with the lender. Should I keep quiet?.

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.

Is it possible to swap firm as I have to select a firm on the Clydesdale conveyancing list. I instructed a family conveyancing solicitor in Chelmsford round the corner but he is not accepted by Clydesdale

It would be our pleasure to help you find a conveyancing solicitor in Chelmsford on the Clydesdale panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Chelmsford. Using search facility on this page, you can contrast costs for conveyancing solicitors in Chelmsford and beyond.

We're new to the buying process - agreed a price, yet the agent advised that the seller will only proceed if we appoint their recommended lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Chelmsford

We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to use your preferred Chelmsford conveyancing lawyers - rather thanthe ones that will give the negotiator at the agency a commission or meet his conveyancing targets set by HQ.