Me and my partner are due to exchange buying a property in Tremeirchion but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the vendor in the sum of £2k by way of a adjustment in the price. This was going to be addressed as part of a side agreement however Coventry BS are not allowing this. Should they have been informed?

Any conveyancing practitioner being on a Coventry BS conveyancing panel is required to disclose to Coventry BS of any amendments to the purchase price. If you were to refuse your solicitor to notify the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new solicitor for your conveyancing in Tremeirchion.

I purchased a freehold residence in Tremeirchion yet charged rent, why is this and what is this?

It’s unusual for properties in Tremeirchion and has limited impact for conveyancing in Tremeirchion 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 fresh 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 in 2037 is to be dispensed with completely.

In reading online forums for an affordable solicitor in Tremeirchion, many post that I must instruct a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Council of Licensed Conveyancing. Tremeirchion is one of the many areas in England and Wales where there are Accredited solicitors.

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

Flying freeholds in Tremeirchion are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tremeirchion you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tremeirchion may determine 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.

My husband and I are first time buyers - agreed a price, yet the estate agent has warned us that the seller will only proceed if we use the agent's preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Tremeirchion

We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your preferred Tremeirchion conveyancing lawyers - not the ones that will give the negotiator at the agency a kickback or hit his conveyancing figures set by corporate headquarters.