My Wenvoe lawyer has discovered a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer says that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

How does conveyancing in Wenvoe differ for newly converted properties?

Most buyers of new build or newly converted property in Wenvoe come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Wenvoe typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wenvoe or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £305k and identified one near me in Wenvoe I like with amenity areas and transport links in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Wenvoe for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

My husband and I are a fortnight into a leasehold purchase having been recommend to solicitors by the selling agent to handle our conveyancing in Wenvoe. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new solicitors?

A solicitor would need to be very poor in order to consider replacing them. Has your mortgage been sent? In the event that it has you need to make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the banks panel to avoid added fees and frustration. So that should be your first question of the new solicitors. Our search tool will help you find a bank approved solicitor for your home move in Wenvoe

Jane (my partner) and I may need to rent out our Wenvoe 1st floor flat temporarily due to taking a sabbatical. We instructed a Wenvoe conveyancing practice in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

The lease dictates relations between the freeholder and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Wenvoe do not contain subletting altogether – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

Wenvoe Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

On the whole the cost for major works tend not to be wrapped into the service charges, albeit that there some managing agents in Wenvoe ask tenants to contribute towards a sinking fund and this is used to offset against larger works. Does the lease include onerous restrictions? How is the lease structured?