Our Rhiwderin solicitor has discovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Rhiwderin. My lender is Virgin

Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 24/11/2024, the requirements read as follows :

Me and my partner are buying a house in Rhiwderin. I might seem paranoid but how we can trust a solicitor? At some point we will need to send our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My wife and I buying a victorian detached house in Rhiwderin. The intention is to carry out a loft conversion at the property.Will legal investigations on the property include checks to see if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Rhiwderin will sometimes reveal restrictions in the title documents which prevent certain changes or require the consent of a 3rd party. Some works call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Rhiwderin conveyancer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I own a semi-detached Georgian property in Rhiwderin. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhiwderin and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.

Do you have any advice for leasehold conveyancing in Rhiwderin with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Rhiwderin can be avoided if you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors.
A minority of Rhiwderin leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Rhiwderin leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord consenting to such alterations. Should you fail to have the consents in place do not communicate with the landlord without contacting your conveyancer in the first instance. The majority of freeholders or Management Companies in Rhiwderin charge for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Rhiwderin.

Rhiwderin Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

What prohibitions exist in the Rhiwderin Lease? Its a good idea to find out as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day matters such as the upkeep of the common parts. Ask other tenants if they are happy with their service. In conclusion, find out the dates that the service charges are due to the relevant party and specifically how they are spending the funds. How is the lease structured?