I am buying a house without a mortgage in Rhymney. I have been residing for the last 15 years in Rhymney. Conveyancing searches are expensive. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Rhymney conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. One thing to consider; if you are likely to dispose of the house in the future, it could be of relevance to your prospective purchaser what the searches disclose. Sometimes premises with functional issues can still show up negative search results. A competent conveyancing solicitor in Rhymney should be able to give you some practical guidance in this regard.

Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Rhymney.

Flooding is a growing risk for solicitors dealing with homes in Rhymney. Some people will buy a property in Rhymney, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or by their solicitors which will figure out the risks in Rhymney. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to discover whether the premises has historically flooded. In the event that the property has been flooded in past and is not disclosed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an inaccurate reply. The purchaser’s solicitors may also conduct an environmental report. This should reveal if there is any known flood risk. If so, additional investigations should be made.

I am buying a new build apartment in Rhymney. 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Rhymney

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Rhymney is the location of the property. Is there any advice you can give?

Flying freeholds in Rhymney are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhymney you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhymney may decide 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.

Taking into account that I am about to spend hundreds of thousands of pounds on a property in Rhymney I would like to talk to a lawyer regarding thehouse move before appointing the firm. Is this something that you can arrange?

This is something that we recommend - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Rhymney.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Rhymney should be the figure that you are charged.