I am need of leasehold conveyancing for an apartment in a relatively new development (five years old) in Rhiwderin. 95% of the flats have already been sold. Is it really necessary to order neighbourhood searches for my conveyancing in Rhiwderin?

Where you are obtaining a loan, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Rhiwderin conveyancing searches are optional. Your solicitor, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Rhiwderin.

We are planning to move home in March. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Rhiwderin. Conveyancing solicitor was organised before I stumbled across this website.

On the afternoon of completion you can collect the keys from the selling agent however this should only occur after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be handed over. After that you will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you find a conveyancing in Rhiwderin or a solicitor with expertise in conveyancing in Rhiwderin.

I have paid off my mortgage with RBS. I assume I don't need a Rhiwderin property lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

Our sealed bid on a semi in Rhiwderin has been accepted, but there is a chain. The vendors have offered on somewhere, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Rhiwderin. What should be my next step? At what stage should I apply for the mortgage with Leeds Building Society?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Rhiwderin conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Leeds Building Society approved list. As to the subsequent stages this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a rising market some buyers would apply for the mortgage with Leeds Building Society and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Rhiwderin.

Just had an offer accepted on a new build apartment in Rhiwderin. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rhiwderin

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My fiance and I may need to rent out our Rhiwderin basement flat for a while due to a new job. We instructed a Rhiwderin conveyancing practice in 2001 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Rhiwderin conveyancing solicitor is no longer around you can check your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you must obtain permission from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior permission. Such consent should not be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I inherited a garden flat in Rhiwderin, conveyancing formalities finalised July 2005. How much will my lease extension cost? Comparable properties in Rhiwderin with over 90 years remaining are worth £190,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2087

With only 61 years unexpired we estimate the price of your lease extension to span between £18,100 and £20,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

How much experience do your Rhiwderin conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Rhiwderin conveyancing lawyers help thousands of buyers move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Rhiwderin conveyancers have worked on recent similar cases.