I am planning to acquire a house and need a conveyancing solicitor in Rhuddlan who is on the Yorkshire Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Rhuddlan. We dont recommend any particular firm.

It has been four months following my purchase conveyancing in Rhuddlan concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 property 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.

Just had an offer accepted on a new build flat in Rhuddlan. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rhuddlan

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I have been on the look out for a flat up to £235,500 and found one near me in Rhuddlan I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Rhuddlan suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan that many years will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Rhuddlan. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Rhuddlan ?

The majority of houses in Rhuddlan are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Rhuddlan so you should seriously consider shopping around for a Rhuddlan conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor will appraise you on the various issues.

Leasehold Conveyancing in Rhuddlan - Sample of Questions you should consider Prior to buying

Its a good idea to discover as much as you can regarding the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the tidiness of the common parts. Don't be shy to ask other tenants if they are happy with their service. On a final note, be sure you know the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending the funds. Most Rhuddlan leasehold properties will incur a service bill for the upkeep of the block levied by the management company. Should you acquire the apartment you will have to pay this contribution, usually periodically accross the year. This may differ from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent for you to pay yearly, normally this is not a significant sum, say approximately £50-£100 but you need to enquire as sometimes it can be many hundreds of pounds.