I am searching for value for money conveyancer. Do I opt for an online conveyancer rather than a local Bewdley conveyancing solicitor?

On the whole conveyancing practitioners in your neck of the woods will have excellent alliances with your local authority, which can help with the Bewdley conveyancing searches that your conveyancer will inevitably need. It can only be a plus if they enjoy existing rapport with the Local Land Registry Office your area Bewdley, other conveyancers in the area and Bewdley selling agents.

I am the registered owner of a freehold residence in Bewdley but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Bewdley and has limited impact for conveyancing in Bewdley 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 establishment of new rentcharges post 1977.

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

We are getting the release of further monies on our home loan from UBS as we intend to conduct renovations to our home in Bewdley. Do we need to choose a local Bewdley solicitor on the UBS conveyancing panel to deal with the legals?

UBS don't usually 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 UBS conveyancing panel.

My fiancee and I are at the point of viewing apartments in Bewdley and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Yorkshire BS.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are seeking a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

I have paid off my mortgage with Aldermore. I assume I don't need a Bewdley conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

My husband and I are FTB’s - agreed a price, but the selling agent told us that the vendor will only go ahead if we appoint the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a high street conveyancer who is accustomed to conveyancing in Bewdley

It is highly unlikely the vendors are driving this. Should the vendor require ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Bewdley conveyancing firm - not the ones that will give the negotiator at the agency a kickback or hit his conveyancing thresholds demanded by senior management.

I am short of a 10% deposit on my house purchase in Bewdley , but I am anxious exchange. Do I have options?

You can accept a smaller deposit. Most property owners will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second