I chose a local solicitor for my conveyancing in Rhoose recently. Reviewing the Terms I seeI am responsible for fees even if the movedoes not happen. Should I ditch them and choose an on-line conveyancing company promising no move no charge conveyancing in Rhoose?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to neutralise those conveyances that fail to complete. Please beware that such schemes generally do not protect you from disbursements such your Rhoose conveyancing search charges.

I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Rhoose for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rhoose conveyancing specialists.

About to purchase a new build flat in Rhoose. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Rhoose

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

In my capacity as executor for the will of my grandmother I am disposing of a property in Cardiff but I am based in Rhoose. My solicitor (who is 235 miles from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Rhoose who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Rhoose

Sixweeks into buying a house in Rhoose. Conveyancing lawyer has told us the title is "Leasehold". Does this impact our Halifax valuation?

Rhoose conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's virtually freehold, so it shouldn't impact the marketability too much.

At the other end of the spectrum, if it's, say, fifty five years it is bound to have a significant effect on the value, and most likely wouldn't be acceptable to the mortgage company. The length of lease and ground rent will be set out in the lease provided to your property lawyer.