I am the registered owner of a freehold house in Dymock but still pay rent, why is this and what is this?

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

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

We are purchasing a 3 bedroom semi in Dymock. Our aim is to convert the garage to a playroom at the property.Will legal due diligence on the property include enquiries to determine if these alterations are allowed?

Your conveyancer should check the registered title as conveyancing in Dymock can occasionally identify restrictions in the title deeds which restrict categories of works or need the consent of a 3rd party. Certain additions need local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

I happen to be the single recipient of my late father’s estate with all property in now in my sole name, including the house in Dymock. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some lenders would take a sensible view as this obligation is principally there to capture the purchase and immediately sell or the quick reselling of property.

Are all Dymock Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved practices?

A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Dymock is where the house is located. Can you offer any opinion?

Flying freeholds in Dymock are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dymock you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dymock may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am looking into buying my first house which is in Dymock and I am already nervous. I couldn't find anything specific about Dymock. Conveyancing will be needed in due course but do you know about the Dymock area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Dymock. In the meantime here are some basic statistics that we found

We are 3 weeks into a residential purchase having been referred to solicitors by the estate agent to execute conveyancing in Dymock. I am am extremely frustrated with the quality of service. Can you you assist me in finding new conveyancers?

A conveyancer would need to be really poor to suggest replacing them. Has your mortgage offer been issued? If so you need to make them aware of the new solicitor and ensure the loan are re-issued. The conveyancer should be on the mortgage company panel to avoid escalating costs and delays. That should be your first question of the new solicitors. Our search tool can help you find a lender approved conveyancer for your home move in Dymock