I own a freehold premises in Osterley Park yet pay rent, why is this and what is this?

It is rare for properties in Osterley Park and has limited impact for conveyancing in Osterley Park 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 new rentcharges post 1977.

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

My wife and I purchasing a 3 bedroom semi in Osterley Park. Our aim is to an extension at the rear at the property.Will legal due diligence on the property include checks to see if these works were previously refused?

Your property lawyer will review the deeds as conveyancing in Osterley Park will on occasion identify restrictions in the title documents which prevent certain changes or necessitated the permission of another owner. Certain works require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being problematic. The Osterley Park solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Our sealed bid on a property in Osterley Park has been agreed to, but there is a chain. The vendors have put an offer on a property, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Osterley Park. What do I do now? When do I get the mortgage application with Skipton started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Osterley Park conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Skipton conveyancing panel. Concerning the subsequent phase this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a buoyant market many buyers would apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.

Should my conveyancer be making enquiries concerning flooding as part of the conveyancing in Osterley Park.

Flooding is a growing risk for lawyers dealing with homes in Osterley Park. There are those who acquire a house in Osterley Park, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of searches that may be initiated by the purchaser or by their lawyers which should figure out the risks in Osterley Park. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out if the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer may issue a claim for damages resulting from an incorrect reply. The purchaser’s conveyancers should also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.

I'm converting the mortgage on my existing house to a buy to let mortgage with Birmingham Midshires and intend to use the remaining equity as a deposit on another property. The location we are looking at is Osterley Park. Will your lawyers be able to act for both sets of lenders and link together the conveyances?

Do use our search tool on this site to ensure that the conveyancers are on the appropriate lender panels. On the basis that they are the conveyancer should be able to tie up the two conveyancing matters but you should talk with you solicitor and make apparent your desired outcome and needs.

My father-in-law has suggested that I instruct his conveyancers in Osterley Park. Should I use them?

There are no two ways about it the best way to choose a conveyancing lawyer is to get referrals from friends or family who have used the solicitor that you are considering.