I am getting a mortgage offer from Halifax. I hope to retain the legal services of a Licensed Conveyancer in Rhiwderin. Does the Halifax Conveyancing panel include Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

When looking at moneysavingexpert.com for an affordable lawyer in Rhiwderin, many post that I must instruct a CQS accredited solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Rhiwderin is one of the many areas in England and Wales where there are CQS solicitors.

How does conveyancing in Rhiwderin differ for new build properties?

Most buyers of new build residence in Rhiwderin approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Rhiwderin tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Rhiwderin or who has acted in the same development.

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

The 1954 Act provides a safeguard to commercial lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Rhiwderin

Do you have any advice for leasehold conveyancing in Rhiwderin from the point of view of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Rhiwderin can be reduced where you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation needed by the buyers’ representatives.
In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Rhiwderin leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. Should you dont have the paperwork in place do not communicate with the landlord without contacting your solicitor in advance. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled. If you hold a share in a the freehold, you should make sure that you have the original share document. Obtaining a replacement share certificate can be a lengthy process and frustrates many a Rhiwderin home move. If a reissued share is necessary, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.

Rhiwderin Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Best to be warned if redecorating or some other significant cost is anticipated to be shared between the tenants and will dramatically impact the level of the service charges or require a one time invoice. This question is important as a) areas could result in problems for the block as the communal areas may begin to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have all the details Is the freehold reversion owned collectively by the leaseholders?