I am being advised by my lawyer that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Rhosesmor?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

We expect to receive a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Rhosesmor solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Rhosesmor solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

I had an offer accepted on a property in Rhosesmor on 7/10/2025, valuation was booked 4 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some fast conveyancing in Rhosesmor as I have an ultimatum to exchange contracts within one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are are a cash purchaser you are at free not to have searches conducted although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Rhosesmor the following are examples of what can arise and adversely affect future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...

I am buying my first flat in Rhosesmor benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my lawyer about this side-deal as it will impact my loan with Britannia. 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've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Rhosesmor is where the house is located. What do you suggest?

Flying freeholds in Rhosesmor are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rhosesmor you must be sure that your lawyer goes through the deeds very carefully. Your bank 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 property.

Can you provide any top tips for leasehold conveyancing in Rhosesmor with the aim of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rhosesmor can be bypassed if you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Obtaining a replacement share certificate is often a time consuming formality and delays many a Rhosesmor conveyancing transaction. If a reissued share certificate is required, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later. A minority of Rhosesmor leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is 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 buyers or their solicitors. You may think that you are aware of the number of years left on your lease but you should verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 80 years. It is therefore essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be concerned about purchasing a flat where a dispute is ongoing. You may have to bite the bullet 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 are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved.

I acquired a 1 bedroom flat in Rhosesmor, conveyancing having been completed February 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Rhosesmor with a long lease are worth £222,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2095

With just 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.