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Find a Rudry Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Rudry? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Rudry transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Rudry

I'm the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Rudry. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the house in April. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the bank as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.

When it comes to mortgage companies such as Nottingham, do Rudry conveyancers face a fee to be on the conveyancing panel?

We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Last month we had a mortgage agreed in principle with Kent Reliance. Rudry conveyancing practitioners were instructed. How long does it take for Kent Reliance to forward the offer to the conveyancer?

There is no definitive answer here. Have Kent Reliance completed the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Rudry is where the house is located. Can you shed any light on this issue?

Flying freeholds in Rudry are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rudry you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rudry may determine 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.

In searching the web for the term on line conveyancing in Rudry it reveals numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancer for me?

The ideal way of seeking the right conveyancer is via trusted referral, so seek the guidance of colleagues and relatives who have acquired a property in Rudry or the respected estate agent or financial adviser. Fees for conveyancing in Rudry differ, so it's a good idea to obtain a minimum of four estimates from varying types of companies. Be sure to seek confirmation what costs in the quote includes.

What advice can you give us when it comes to appointing a Rudry conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Rudry conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Rudry conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

    How many lease extensions has the firm conducted in Rudry in the last 12 months? If the firm is not ALEP accredited then what is the reason?

I purchased a ground floor flat in Rudry, conveyancing formalities finalised in 2007. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Rudry with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2092

With 68 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

A conveyancing firm acted on my conveyancing in Rudry half a dozen years ago and was holding my registration certificates but has now closed – What steps do I now take to retreive them?

Title deeds, as such, no longer exist as most properties in Rudry are recorded digitally at Land Registry. If you need to prove evidence of proprietorship or are disposing of or re-mortgaging your conveyancing practitioner will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.

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Find out more about how flying freehold can affect your the value of a property.