I require conveyancing for a flat in a relatively new development (five years built) in Rhyl. The vast majority the appartments have already been disposed of. Do I need carry out the local searches for my conveyancing in Rhyl?

You are opening yourself up to an unnecessary risk in not carrying out Rhyl conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. If timings and driving down costs are primary issues you should consider with your solicitor about the options such as lack of search insurance available to you

Various internet forums that I have frequented warn that are the number one reason for obstruction in Rhyl conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Rhyl.

I own a renovated Edwardian house in Rhyl. Conveyancing practitioner acted for me and . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhyl and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing practitioner who conducted the conveyancing.

Is it best to go with a Rhyl conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can execute the legal work but her office is 400miles drive away.

The benefit of a local Rhyl conveyancing firm is that you can visit the firm to execute documents, deliver your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were content that must trump using an unknown Rhyl conveyancing lawyer solely due to them being round the corner.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Rhyl. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

Most houses in Rhyl are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Rhyl in which case you should be shopping around for a Rhyl conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will appraise you on the various issues.

I acquired a split level flat in Rhyl, conveyancing having been completed 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Rhyl with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 50

With just 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.