My husband and I are approaching an exchange on a property in Rhosesmor and my mum and dad have transferred the 10% deposit to my solicitor. I am now informed that as the deposit has not come from me my conveyancer needs to disclose this to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your property lawyer is legally required to check with lender to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Rhosesmor. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 20/1/2025, the requirements read as follows :

How does conveyancing in Rhosesmor differ for new build properties?

Most buyers of new build residence in Rhosesmor approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Rhosesmor typically 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 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 Rhosesmor or who has acted in the same development.

Given that I am about to spend 450k on a terraced house in Rhosesmor I would like to talk to a lawyer regarding theconveyancing prior to instructing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your conveyancing in Rhosesmor.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Rhosesmor should be the amount on the final invoice that you are charged.

What are your top tips when it comes to finding a Rhosesmor conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Rhosesmor conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Rhosesmor conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

How many lease extensions have they conducted in Rhosesmor in the last 12 months? What are the legal fees for lease extension work?

I inherited a garden flat in Rhosesmor, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Rhosesmor with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2082

You have 57 years left to run the likely cost is going to range between £26,600 and £30,800 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.