I am the registered owner of a freehold residence in Beccles but still charged rent, why is this and what is this?

It’s unusual for properties in Beccles and has limited impact for conveyancing in Beccles 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 many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

Have just purchased a repossessed house at auction in Beccles. Conveyancing is necessary. What is next?

Given that you have now exchanged you now have to hire the services of a conveyancing solicitor quickly as you will have a pending deadline in which to complete the conveyancing. An auction property will have a bespoke auction set of papers. This should include most,if not all of the paperwork that your lawyer requires. In the case of leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds organised to complete on the date specified in the contract.

My husband and I have arranged a further advance on our mortgage from HSBC as we intend to carry out a loft conversion to our home in Beccles. Are we obliged to choose a nearby Beccles solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Beccles building society branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Beccles conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the property lawyer is on the lender approved list, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

How does conveyancing in Beccles differ for new build properties?

Most buyers of new build property in Beccles approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Beccles typically purchase 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 accustomed to new build conveyancing in Beccles or who has acted in the same development.

Given that I will soon spend hundreds of thousands of pounds on a garden flat in Beccles I wish to have a conversation with the lawyer concerning thetransaction prior to instructing the firm. Can this be arranged?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in Beccles.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Beccles should be the figure that you are charged.

Me and mypartner and I are searching for a trustworthy conveyancing lawyer in Beccles to help me sell my home. I I am fearful of appointing the wrong one but with various Beccles conveyancing solicitors out there...who's the best?

A trustworthy personal recommendation from a friend or family member who has instructed a conveyancing lawyer before is always a preferable. You are likely to know someone who has used a conveyancing solicitor in the past. Feel free to utilise our tool to compare Beccles conveyancing quotes