Just been in touch with my conveyancing solicitor in Rhymney who conducted the legals two years ago asking for a conveyancing quote based on the same type of home move (a leasehold property and a freehold property) of almost identical values with a home loan from National Westminster Bank. I am now being charged twice the amount. Better the devil I know or should I seek out an alternative property lawyer?

The estimate does seem a little overpriced. If you shop around you might get the conveyancing a bit cheaper by say a hundred pounds. That being said, providing that you were happy with the conveyancing the firm offered you mightlive to rue choosing an an untested solicitor. If is important to ensure the solicitor can represent National Westminster Bank. Do use our search tool to locate a Rhymney conveyancing firm on the National Westminster Bank conveyancing panel, which can often include conveyancing solicitors in Rhymney.

I am buying a new build apartment in Rhymney and my lawyer is telling me that she has to the lender to reveal incentives from the builder. I am under pressure to exchange contracts and my preference is not to prolong deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I purchased a terraced Victorian property in Rhymney. Conveyancing solicitor acted for me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhymney and other locations in 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 buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.

Taking into account that I will soon spend £400,000 on a property in Rhymney I would like to have a conversation with the solicitor about myhome move in advance of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in Rhymney.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Rhymney should be the figure that you are charged.

I am intending to rent out my leasehold flat in Rhymney. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

A lease dictates the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Rhymney do not prevent 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 tenancy agreement.

I bought a 2 bed flat in Rhymney, conveyancing was carried out April 2006. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Rhymney with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2095

With only 69 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.