I own a semi-detached Victorian property in Ruthin. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ruthin and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who carried out the work.

I am buying a new build house in Ruthin benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it will put at risk my loan with Barnsley Building Society. Should I keep quiet?.

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.

I am looking for a leasehold apartment up to £245,000 and identified one close by in Ruthin I like with a park and transport links in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in Ruthin for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

What makes your site different to other web based conveyancing brokers when it comes to conveyancing in Ruthin?

At this site receive an accurate quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Ruthin. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Some agents and online brokers 'recommend' the firm that pays the highest commission, as opposed to the best value conveyancing in Ruthin

Helen (my wife) and I may need to rent out our Ruthin ground floor flat for a while due to a career opportunity. We instructed a Ruthin conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Ruthin do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a 1st floor flat in Ruthin, conveyancing having been completed in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Ruthin with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2085

With just 61 years unexpired we estimate the price of your lease extension to range between £19,000 and £22,000 plus 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 without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.