We are looking to buy a house and require a conveyancing solicitor in Ruthin who is on the Aldermore approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Ruthin.

How do I find out if the solicitor carrying out my conveyancing in Ruthin is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus paying £187.00 plus VAT in additional legal costs.

You should make the most of the search tool on this site. Please choose the lender and type ‘Ruthin’ or your preferred area and you will discover numerous conveyancers offices in Ruthin or by proximity to you.

My wife and I have a semi-detached Victorian house in Ruthin. Conveyancing lawyer acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You should review 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 Ruthin 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 enquire as to the position with the conveyancing lawyer who conducted the work.

We're novice buyers - had an offer accepted, yet the property agent has warned us that the seller will only proceed if we instruct their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Ruthin

We suspect that the seller is unaware of this ultimatum. Should the seller desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred Ruthin conveyancing solicitors - as opposed tothe ones that will earn their estate agent a commission or hit his conveyancing thresholds pre-set by senior management.

Planning to exchange soon on a garden flat in Ruthin. Conveyancing lawyers assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Ruthin should include some of the following:

You should be sent a copy of the lease You should be advised what counts as a Nuisance as far as the lease is concerned Information as to the provision in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a lessee has Responsibility for repairing the window frames Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

Ruthin Conveyancing for Leasehold Flats - Examples of Queries before buying

Does the lease contain onerous restrictions? You should be aware if it is less than eighty years it will impact the salability of the property. Check with your bank that they are content with residual term of the lease. A short lease means that you will probably require a lease extension at some point and you need to have some idea of what this would cost. For most Ruthinlease extensions you will be be obliged to have owned the residence for 24 months in order to be entitled to extend the lease.