A friend advised me that where I am buying in Rhayader I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Rhayader conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Rhayader around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Rhayader.

It has been four months following my purchase conveyancing in Rhayader took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Rhayader differ for new build properties?

Most buyers of new build property in Rhayader contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Rhayader tend to purchase the site, 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 property lawyers 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 used to new build conveyancing in Rhayader or who has acted in the same development.

My business partner and I are wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Rhayader for less than £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Rhayader, including the sale and purchase of businesses as well as simply property. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the fees this will depend on the structure and terms of the proposed transaction. Please provide us with your details or email so as to enable us to provide you with a detailed commercial conveyancing calculation.

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

Some leases for properties in Rhayader do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Leasehold Conveyancing in Rhayader - Examples of Questions you should ask before Purchasing

Its a good idea to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to every day issues like the tidiness of the common parts. Ask other tenants whether they are happy with their service. On a final note, find out the dates that the service charges are due to the appropriate party and precisely what you get for your money. In the main the outlay for major works are not included within service charges, albeit that some managing agents in Rhayader require tenants to pay into a sinking fund created for the specific intention of establishing a fund for larger works. If a Rhayader lease has fewer than 80 years it will have adverse implications on the marketability of the property. Check with your lender that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. For most Rhayaderlease extensions you would need to own the premises for a couple of years in order to be legally able to extend the lease.