I am assisting my niece sell her flat in Rhosesmor. Does the conveyancing solicitor arrange an EPC or do I organise this?

Following the abolition of Home Information Packs, energy performance certificates was kept a compulsory part of moving house. An energy assessment must be commissioned before the property is advertised. It is not something that solicitors normally arrange. If you are instructing a Rhosesmor conveyancing solicitor they might be able to arrange EPC’s due to their contacts with long established local accredited person

I am planning to move house in February. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Rhosesmor. Conveyancing firm was chosen prior to coming across your site.

On the afternoon of completion you will need to pick up the keys from the estate agent however this should only take place once the sellers solicitors inform the agent that they have the completion monies and the keys can be handed over. You should advise the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Rhosesmor or a lawyer with expertise in conveyancing in Rhosesmor.

Virgin Money have agreed my home loan in principle, my bid on a property in Rhosesmor has been agreed to, what happens next?

Your property agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Telephone Virgin Money or the broker and finish off any appropriate documentation. Virgin Money will sellect a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Virgin Money will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Rhosesmor.

3 months have gone by since my purchase conveyancing in Rhosesmor completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Rhosesmor differ for newly converted properties?

Most buyers of new build property in Rhosesmor contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Rhosesmor usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rhosesmor or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Rhosesmor is where the house is located. Can you offer any guidance?

Flying freeholds in Rhosesmor are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rhosesmor you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhosesmor may ascertain 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.

Last June I purchased a leasehold property in Rhosesmor. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Rhosesmor Leasehold Conveyancing - Examples of Queries Prior to Purchasing

You will want to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to every day matters like the upkeep of the communal areas. Ask prospective neighbours what they think of their management. Finally, find out the dates that the maintenance fees are due to the managing agents and specifically how they are spending the funds. Does the lease have more than 90 years unexpired? The prefered form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this arrangement the tenants have being in charge if their destiny and although a managing agent is usually retained where the building is larger than a house conversion, the managing agent employed by the leaseholders.