I purchased a freehold property in Rowley Regis but still pay rent, why is this and what is this?

It’s unusual for properties in Rowley Regis and has limited impact for conveyancing in Rowley Regis 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 post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

We are selling our property in Rowley Regis and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Rowley Regis. We have lived in Rowley Regis for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I'm purchasing a new build house in Rowley Regis with a mortgage from Yorkshire Building Society. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it would affect my loan with Yorkshire Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Rowley Regis is where the house is located. What do you suggest?

Flying freeholds in Rowley Regis are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rowley Regis you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rowley Regis 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 premises.

How simple is it to use the search app to locate a conveyancing practitioner in Rowley Regis on the panel for my bank?

Step one is to pick a mortgage company such as Santander, Norwich and Peterborough Building Society or Barclays Direct then specify your preferred area for example Rowley Regis. Conveyancing practices in Rowley Regis and across England and Wales will then be listed.