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

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

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

When scouring mumsnet.com for a cheap solicitor in Dudley, many post that I must instruct a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Dudley is one of the many areas of the UK where there are CQS solicitors.

The estate agent has sent us the confirmation of our purchase of a new build flat in Dudley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Dudley

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I decided to have a survey carried out on a property in Dudley in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some banks may refuse to issue a loan on such a property.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dudley. Conveyancing will be smoother if you use a solicitor in Dudley especially if they regularly deal with such properties in Dudley.

My husband and I are 18 days into a residential purchase having been recommend to solicitors by the selling agent to execute conveyancing in Dudley. I am not happy. Could you help me find new lawyers?

They would need to be very bad in order to consider replacing them. Has the mortgage offer been generated? If so you will need to make them aware of the new contact details and have the mortgage documents are re-issued. The solicitor ideally needs to be on the mortgage company approved list to avoid added fees and complications. That should be your starting point. Our find a solicitor tool will help you find a lender approved solicitor for your home move in Dudley