My mortgage company has suggested a law firm on their panel based in Rudry but I would rather instruct a conveyancing lawyer in Rudry or nearer to where I live. Are you able to assist?

Far from all Rudry conveyancing firms are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Rudry conveyancing firm on the on the lender panel.

How does conveyancing in Rudry differ for newly converted properties?

Most buyers of new build or newly converted property in Rudry 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 builders in Rudry tend to acquire 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 accustomed to new build conveyancing in Rudry or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in Rudry prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks tend not grant a mortgage on this type of premises.

It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rudry. Conveyancing will be smoother if you use a solicitor in Rudry especially if they regularly deal with such properties in Rudry.

As co-executor for the estate of my grandfather I am disposing of a property in Swansea but I am based in Rudry. My solicitor (approximately 250 miles from mehas requested that I sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Rudry to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Rudry

Can you provide any top tips for leasehold conveyancing in Rudry from the perspective of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Rudry can be bypassed where you appoint lawyers the minute you market your property and ask them to put together the leasehold information needed by the purchasers’ lawyers.
If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share document. Organising a new share certificate is often a time consuming formality and frustrates many a Rudry home move. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. A minority of Rudry leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. 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 purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unsettled.

Rudry Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Are any of leasehold owners in dispute over their service charge liability? It is important to be aware if changing the roof or some other significant cost is due shortly to be shared by the leasehold owners and may well dramatically increase the the maintenance fees or require a specific payment. If a Rudry lease has fewer than eighty years it will have adverse implications on the marketability of the flat. Check with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth finding out how much this would cost. For most Rudrylease extensions you will need to own the property for two years before you are entitled to carry out a lease extension.