I purchased a freehold premises in Pevensey Bay but still invoiced for rent, why is this and what is this?

It is rare for properties in Pevensey Bay and has limited impact for conveyancing in Pevensey Bay 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 hundreds of years, 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 post 2037 will be extinguished.

I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather use a local conveyancing solicitor in Pevensey Bay?

Do check but the the likelihood is that appoint one of their panel lawyers where you want the "fee-free" deal. Speak to the bank and see if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Pevensey Bay.

If you had a top tip for choosing a conveyancing solicitor in Pevensey Bay what would it be?

It would be unwise to be swayed by the lowest Pevensey Bay conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I recently had an offer accepted on an apartment in Pevensey Bay. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the conveyancer called me to say that they were not on the Skipton 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 Skipton 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.

After what seems like an age I have had an offer on a maisonette in Pevensey Bay agreed to, the vendors do nevertheless have a dependent purchase. The owners have put an offer on somewhere, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Pevensey Bay. What do I do now? When do I get the mortgage application with Nottingham going?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Pevensey Bay conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the Nottingham approved list. Concerning the subsequent stages this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a rising market some buyers will apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.

We're new to the buying process - agreed a price, yet the agent informed us that the vendor will only issue a contract if we instruct their recommended lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Pevensey Bay

It is unlikely the vendors are behind this. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and explain that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Pevensey Bay conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or meet his conveyancing thresholds pre-set by head office.

Are there common problems that you witness in leases for Pevensey Bay properties?

Leasehold conveyancing in Pevensey Bay is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Virgin Money, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.

Leasehold Conveyancing in Pevensey Bay - A selection of Questions you should ask before buying

The answer will be important as a) areas can cause problems for the block as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will need to know about it How is the lease structured? It would be sensible to find out if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being allowed in in a block in Pevensey Bay. If you like the propertyin Pevensey Bay yet your dog can’t make the move with you then you will be presented with a difficult choice.