Our conveyancer has discovered a a legal deficiency with the lease for the apartment we are buying in Ruthin. The other side have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Completed the sale of my flat in Ruthin last May yet the purchaser is SMS messaging every few hours complaining that her lawyer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?
Following your house sale your lawyer is duty bound to deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks just for conveyancing in Ruthin.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Ruthin. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/9/2025, the requirements read as follows :
A friend advised me that if I am buying in Ruthin I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Ruthin conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Ruthin 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 demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Ruthin.
Last May I purchased a leasehold flat in Ruthin. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 1st floor flat in Ruthin, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Similar properties in Ruthin with a long lease are worth £265,000. The ground rent is £50 yearly. The lease expires on 21st October 2101
You have 76 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
Me and mywife and I are searching for a quality conveyancing solicitor in Ruthin to buy a house. I am aware of the possibility of getting ripped off but with plenty Ruthin conveyancing organisations to pick from...who's the best?
An independent personal recommendation from someone who has instructed a conveyancing lawyer before is always a preferable. You are bound to know someone who has used a conveyancing lawyer at some point. Feel free to use our comparison tool for Ruthin conveyancing quotes