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FACT : Rhoose Conveyancing Solicitors Know more about Conveyancing in Rhoose

Reasons to use our Rhoose conveyancing solicitors

  • 1 The mark of a good conveyancing solicitor in Rhoose is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you will expect.
  • 2 Rhoose conveyancing lawyers will have connections at the local Land Registry Office, Local Authority and estate agents
  • 3 Low cost packages from online conveyancers might be tempting. However, these companies are often based hundreds of miles away with limited understanding of the factors that impact property transactions in Rhoose
  • 4 Over the years Rhoose lawyer have established excellent working relationships with Rhoose local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of dealing with your conveyancing in Rhoose.
  • 5 Personal touch together with pure property local knowledge are key benefits that you should seek when choosing conveyancing solicitors. Rhoose home moves can be made a lot more stressful because of poor communication between all the parties. The lawyers we work with strive to make sure that the lines of communication are open and act on arising issues and developments instantly.

Examples of recent conveyancing in Rhoose since January 2025*

Transfer

of house premises, Railway Road, CF62 3FG completing on 23/01/2025 at a price of £380,000. The legal transfer of property included amongst the various tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, setting up the completion formalities

Transfer

of detached residence residence, Maes Slowes Leyes, CF62 3LT completing on 23/01/2025 at a price of £265,000. The conveyancing process included amongst the various tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries

Sale

of terraced property, Nant Talwg Way, CF62 6LZ completing on 23/01/2025 at a price of £467,500. The conveyancing process incorporates some of the following tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, preparing statement detailing charges

Disposal

of terraced residence, Porthkerry Road, CF62 7AX completing on 20/01/2025 at a price of £330,000. The conveyancing process incorporates some of the following tasks: sending conveyancing papers to buyers representatives, securing official copies of the title, agreeing completion date with parties

Recently asked questions about conveyancing in Rhoose

I can't travel far from Rhoose. Is there a reason why all Rhoose property lawyers are not on all mortgage company panels?

Even though it may seem unfair for banks to limit who can act for them, from the public’s or lawyer’s point of view, the flip side is that lending institutions are becoming ever more anxious and consider it necessary to defend themselves against mortgage fraud. As a result of this concern banks are limiting their panel of approved conveyancing lawyers to a manageable size.

I have 7378 less than 75 years left on my lease and require a lease extension for my apartment in Rhoose. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/4/2025 the requirements read as follows :

- Our minimum unexpired lease term is 55 years, except where lending is over 85% of the purchase price/valuation on a second hand flat, in which case our minimum unexpired term is 90 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
- Where lending is over 85% of the purchase price/valuation on a second hand flat and the unexpired lease term on the offer is 90 years or more - only advise us if the actual lease term is less than 90 years.

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Unexpired lease term less than 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years (Minimum 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat)
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn Ground Rent (Annual Rent) charges

For the avoidance of doubt, any New Build properties completed but not sold pre-30 June 2022 will only be acceptable if the Lease conforms to the above guidance.

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

Lease Extensions

We require all Lease Extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to Issuing Office.

Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.

The deeds to our house can not be found. The solicitors who conducted the conveyancing in Rhoose 5 years ago are no longer around. Will I be able to sell the house?

Assuming you have a registered title the details of your proprietorship will be documented by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your property and order up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I am buying a new build house in Rhoose with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not inform my conveyancer about the deal as it may jeopardize my loan with Coventry Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am thinking of appointing a conveyancing lawyer in Rhoose for my sale. Is there any facility to see a firm’s complaints history with the legal regulator?

Members of the public can search for presented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after Jan 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could recorded call for training requirements.

What makes a Rhoose lease defective?

There is nothing unique about leasehold conveyancing in Rhoose. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:

    Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain parts of the property

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Leeds Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.

Rhoose Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

    What is the the remaining lease term? Where a Rhoose lease has no more than 80 years it will impact the salability of the flat. Check with your lender that they are content with the length of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this would cost. For most Rhooselease extensions you would need to own the premises for 24 months in order to be legally able to extend the lease.

Last updated

Sample of conveyancing solicitors in Rhoose regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Rhoose but also conveyancing throughout England and Wales.

  • Cranes, 8 Broad Street, Barry, South Glamorgan, CF62 7AA
  • Vale Solicitors Ltd, 102 High Street, Barry, Vale of Glamorgan, CF62 7DS
  • Urrutia & Co, P.o. Box 166, Barry, South Glamorgan, CF63 9DN
  • Anthony Pugh, The Old Rectory, Flemingston, Barry, South Glamorgan, CF62 4QJ
  • Passmores Solicitors Limited, 21 Tynewydd Road, Barry, South Glamorgan, CF62 8HB

Domestic Licensed Conveyancers in Rhoose regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Rhoose but also conveyancing across England and Wales.
  • Griffiths Ings Property Lawyers Limited, 70 High Street, CF62 7DW

What to expect from a Licensed Conveyancer for conveyancing in Rhoose?

Licensed Conveyancers specialise in the legalities surrounding buying and selling property and cover conveyancing throughout England and Wales as well as Rhoose. When appointed a Licensed Conveyancer regulated by the CLC, you are entitled to:
  • Have an honest and lawful conveyancing.
  • Have a high standard of legal services.
  • Be supplied with your matters dealt with using care, skill and legal know-how.
  • Enjoy the benefit of a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Receive a service which is accessible and responsive to your specific requirements.
  • Not feel discriminated against, victimised or harassed.
  • To receive the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your specific needs taken into account should you make a complaint.
  • Enjoy the benefit of a speedy, impartial and comprehensive service where making a complaint about your conveyancing in Rhoose about your conveyancing in Rhoose.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.