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

It’s unusual for properties in Aberdovey and has limited impact for conveyancing in Aberdovey 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 fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

My wife and I purchasing a end of terrace house in Aberdovey. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to determine if these alterations are allowed?

Your solicitor will check the deeds as conveyancing in Aberdovey can occasionally reveal restrictions in the title deeds which prevent certain works or necessitated the permission of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

When it comes to mortgage companies such as Santander, do Aberdovey lawyers incur an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

We expect to receive a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Aberdovey solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Aberdovey solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Will our solicitor be making enquiries regarding flooding during the conveyancing in Aberdovey.

Flooding is a growing risk for conveyancers carrying out conveyancing in Aberdovey. There are those who buy a house in Aberdovey, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that can be initiated by the buyer or by their conveyancers which can give them a better understanding of the risks in Aberdovey. The standard completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the property has ever been flooded. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser may issue a legal claim for losses resulting from an misleading answer. The purchaser’s lawyers will also commission an enviro search. This should reveal if there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.

How can the Landlord & Tenant Act 1954 impact my commercial property in Aberdovey and how can you help?

The 1954 Act provides a safeguard to commercial lessees, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Aberdovey

I need to find a conveyancing solicitor for purchase conveyancing in Aberdovey. I happened to land on a site which seems to have the ideal solution If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?