Can the conveyancing practitioners that you recommend execute auction conveyancing in Rhiwbina?

We know of a few niche practitioners we can connect you with those specialising in auction conveyancing. Rhiwbina is one of our locations in which our lawyers have a presence.

A relative advised me that in buying a property in Rhiwbina there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Rhiwbina which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Rhiwbina should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct renovations to our property in Rhiwbina. Are we obliged to choose a bricks and mortar Rhiwbina solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland do not ordinarily instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

I have finally had an offer on a maisonette in Rhiwbina accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Rhiwbina. What do I do now? At what point do I apply for the mortgage with Kent Reliance?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then survey, Rhiwbina conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the Kent Reliance approved list. Concerning the next phase this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a buoyant market the majority of buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Rhiwbina.

Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who conducted the conveyancing in Rhiwbina 4 years ago have long since closed. What are my next steps?

Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.

I am using a search engine for the phrase on line conveyancing in Rhiwbina it reveals many conveyancerslocally. With so much choice what is the best way to find the right conveyancer for my move?

The ideal way of finding the right conveyancer is through a trusted testimonial, so enquire of colleagues and family who have bought a property in Rhiwbina or the local estate agent or financial adviser. Costs for conveyancing in Rhiwbina differ, so it's sensible to request a minimum of three estimates from different companies. Make sure that you clarify that the fees are fixed.

Do you have any advice for leasehold conveyancing in Rhiwbina with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rhiwbina can be reduced where you get in touch lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ conveyancers.
If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled. If you hold a share in a the freehold, you should make sure that you have the original share document. Obtaining a replacement share certificate is often a time consuming formality and frustrates many a Rhiwbina home move. If a duplicate share is required, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. You may think that you are aware of the number of years left on your lease but it would be wise to double-check via your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 75 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Rhiwbina leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord acquiescing to such changes. Where you fail to have the consents in place do not communicate with the landlord without contacting your solicitor in advance.

Rhiwbina Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

Please note that where the lease has fewer than eighty years it will impact the value of the property. It is worth checking with your bank that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you would need to own the premises for 24 months before you are entitled to extend the lease. What is the the remaining lease term?