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

It is rare for properties in Mitcheldean and has limited impact for conveyancing in Mitcheldean 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 generation of fresh 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 post 2037 will be extinguished.

My wife and I buying a 4 bedroom semi-detached house in Mitcheldean. We would like to convert the garage to a playroom at the property.Will legal work on the property include enquiries to determine if these alterations are allowed?

Your solicitor will check the deeds as conveyancing in Mitcheldean can sometimes reveal restrictions in the title documents which restrict categories of works or need the consent of a 3rd party. Some extensions require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

We have agreed to purchase a house in Mitcheldean. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

Given that your lender is Bank of Ireland your lawyer must comply with the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to Mitcheldean.

We were going to get a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Mitcheldean solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Mitcheldean solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

Are there restrictive covenants that are commonly identified as part of conveyancing in Mitcheldean?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Mitcheldean. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

In what way can the Landlord & Tenant Act 1954 impact my business property in Mitcheldean and how can your lawyers assist?

The 1954 Act gives a safeguard to business tenants, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Mitcheldean is one of the hundreds of locations in which the firms we work with are located

We're first time buyers - had an offer accepted, yet the property agent advised that the owners will only move forward if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Mitcheldean

We suspect that the owner is not behind this ultimatum. Should the owner desire ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Mitcheldean conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or hit his conveyancing targets demanded by corporate headquarters.