I am in need of a conveyancer. Do I opt for an online conveyancer or a high street Rhiwderin conveyancing solicitor?

Generally conveyancing solicitors in your neck of the woods will benefit from good alliances with your local authority, which can assist with your Rhiwderin conveyancing searches that your lawyer will require. It can only be a plus if they have existing rapport with the Land Registry covering your area Rhiwderin, other conveyancers in the area and Rhiwderin Estate Agents.

The deeds to our home are lost. The conveyancers who dealt with the conveyancing in Rhiwderin 4 years ago are no longer around. Will I be able to sell the house?

In today’s world there are copies made of almost everything, and your solicitor should know exactly where to locate all the suitable paperwork so you can purchase or sell your house without any difficulty. If copies can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against future claims on the property.

I'm buying a new build house in Rhiwderin with a mortgage from Bank of Scotland. The builders would not budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my conveyancer about this side-deal as it could put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Rhiwderin is where the house is located. Is there any guidance you can impart?

Flying freeholds in Rhiwderin are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rhiwderin you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhiwderin may ascertain 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 premises.

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

The 1954 Act gives protection to commercial tenants, giving them the legal entitlement to apply to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Rhiwderin