My son is in the process of securing a newly built flat in Rhiwbina with a home loan from Principality. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Due to the guidance of my in-laws I had a survey completed on a house in Rhiwbina prior to instructing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may refuse to give a mortgage on a flying freehold property.

It varies from the lender to lender. Santander has different instructions from Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rhiwbina. Conveyancing will be smoother if you use a solicitor in Rhiwbina especially if they are familiar with such properties in Rhiwbina.

How easy is it to transfer to a new conveyancer as I need to choose one who is on the Bank of Ireland conveyancing list. I was using a local conveyancing solicitor in Rhiwbina five minutes from me but she is not approved by Bank of Ireland

We will our best to assist in finding you a conveyancing solicitor in Rhiwbina on the Bank of Ireland panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Rhiwbina. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Rhiwbina.

My husband and I are 17 days into a leasehold purchase having been referred to a firm by the selling agent to execute conveyancing in Rhiwbina. We are not happy. Can you help me find new conveyancers?

They would have to be very bad to suggest changing them. Has your mortgage been sent? In the event that it has you must make them aware of the new lawyer and ensure the mortgage documents are re-sent. The conveyancer should be on the lenders panel to avoid supplemental expenses and complications. That should be your first question of the new lawyers. Our search tool can assist you in finding a lender approved lawyer for your conveyancing in Rhiwbina

My wife and I purchased a leasehold flat in Rhiwbina. Conveyancing and Lloyds TSB Bank mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Rhiwbina who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. You do not need to instruct a Rhiwbina conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Rhiwbina - Examples of Questions you should consider before Purchasing

What is the the remaining lease term? What prohibitions exist in the Rhiwbina Lease? You should be aware if it is fewer than eighty years it will impact the marketability of the property. Check with your bank that they are willing to lend given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will need to own the property for a couple of years before you are eligible to exercise a lease extension.