We are buying a house and need a conveyancing solicitor in Rhosesmor who is on the Santander solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Rhosesmor.

I used Arc property Solicitors a few years ago for my conveyancing in Rhosesmor. I now require my file but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rhosesmor of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Rhosesmor I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Rhosesmor suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.

How do I search for a Rhosesmor law firm on the Santander conveyancing panel? I drive a motor bike and am happy to travel upto 10kilometers to meet the solicitor.

Feel free to make use of the facility on this website. Please select a mortgage company and your location and you will see a number of Rhosesmor conveyancing lawyers locally. We have detailed some Rhosesmor conveyancing firms towards the end of this page and you can ring them to verify if they are on the Santander member panel

Harry (my fiance) and I may need to sub-let our Rhosesmor 1st floor flat temporarily due to taking a sabbatical. We used a Rhosesmor conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Even though your previous Rhosesmor conveyancing lawyer is no longer around you can check your lease to check if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you must obtain permission from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet in the absence of prior consent. The consent must not not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I inherited a basement flat in Rhosesmor, conveyancing was carried out August 2002. Can you work out an approximate cost of a lease extension? Comparable properties in Rhosesmor with a long lease are worth £211,000. The ground rent is £45 yearly. The lease finishes on 21st October 2091

With 67 years unexpired we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.