My Rhyl solicitor has discovered an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action appropriate?

Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Rhyl. My lender is Nationwide Building Society

Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 28/11/2025, the requirements read as follows :

Will our lawyer be asking questions regarding flooding during the conveyancing in Rhyl.

The risk of flooding is if increasing concern for solicitors dealing with homes in Rhyl. There are those who purchase a property in Rhyl, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Rhyl. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer may issue a compensation claim stemming from an incorrect response. A buyer’s conveyancers should also conduct an enviro search. This will disclose if there is any known flood risk. If so, more detailed inquiries should be initiated.

I decided to have a survey completed on a property in Rhyl prior to appointing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend not give a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rhyl. Conveyancing will be smoother if you use a solicitor in Rhyl especially if they are accustomed to such properties in Rhyl.

What advice can you give us when it comes to appointing a Rhyl conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Rhyl conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Rhyl conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

What are the costs for lease extension conveyancing? How many lease extensions have they completed in Rhyl in the last 12 months?

Rhyl Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

The majority of Rhyl leasehold flats will incur a service bill for maintenance of the block levied on behalf of the freeholder. Should you purchase the property you will have to meet this charge, normally in instalments accross the year. This can be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a ground rent to be met yearly, normally this is not a large sum, say approximately £50-£100 but you should to check as on occasion it can be prohibitively expensive. Its a good idea to discover as much as you can concerning the company managing the building as they will either make living at the property much simpler or a lot more difficult. As the proprietor of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to every day issues like the tidiness of the common parts. Enquire of prospective neighbours what they think of them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money. How many of the leaseholders are in arrears for their service charge payments?