I own a freehold house in Swiss Cottage but nevertheless charged rent, why is this and what is this?
It is rare for properties in Swiss Cottage and has limited impact for conveyancing in Swiss Cottage 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 creation of fresh rentcharges from 1977 onwards.
Old 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 dispensed with completely.
Can you clarify what the consequences are if my solicitor is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Swiss Cottage?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a detached bungalow in Swiss Cottage. The intention is to carry out an extension to the side at the house.Will legal work on the property include enquiries to see if these works are allowed?
Your conveyancer will check the deeds as conveyancing in Swiss Cottage will occasionally identify restrictions in the title documents which prevent certain changes or necessitated the consent of a 3rd party. Some extensions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
I have decided to exercise my right to buy my property in Swiss Cottage off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
After shopping around on the internet I have found a Swiss Cottage lawyer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Swiss Cottage surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I require fast conveyancing in Swiss Cottage as I am under a deadline to sign on the dotted line inside 2 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Swiss Cottage the following are instances of issues that can appear and therefore affect future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I was advised by a number of estate agents in Swiss Cottage to choose a property lawyer on your site. Is there a financial incentive for Estate Agents to offer your site rather than a competitor’s?
We don’t make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I today found out that one of the directors of the law firm handling the purchase conveyancing in Swiss Cottage is a relative of the vendor. Is this permitted?
As long as no conflict arises this should be fine. Where you are needing a home loan then the bank may have a say as many mortgage companies have specific requirements on this. For example for Royal Bank of Scotland as of 9/7/2026, the requirements read as follows :