Following the latest Government advice on home moving during the Coronavirus (Covid-19) outbreak, find out more on how we can support your conveyancing journey. 

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Conveyancing In Treuddyn Q & A's


If I’m renting out rooms in my house, do I need to appoint a solicitor?

No, you don’t, because there is no legal imperative for you to do so. However, it’s not as straightforward as simply leasing out a room to a renter because there are certain provisions that must be met in order to protect you as the renter and the person renting the room.

This depends on the room and where it is in the property, state of the plumbing, insurance, and a number of other factors. You’ll also need to draw up a tenancy agreement to ensure demarcation and rights for both parties. While you won’t necessarily need a solicitor involved, it’s worth contacting a letting agency who will have the experience and knowledge to ensure you have everything in place. Be aware that any advice you seek from professionals may come with a fee, so it would be worth shopping around first.

Is it easy to sell a house without using an estate agent?

It’s relatively straightforward to sell your own home without involving an estate agent, although you should be warned that it’s a time-consuming process (which is why agents set a certain fee to pay for their time in getting your home sold).

First you need to get a proper valuation of your home, which can be done by paying a chartered surveyor and registered valuer, or you can research the house prices in the area for similar properties to get an idea of how they are selling.

Once you are happy with the price, you can advertise the property (there are several free sites that allow you to do this). Legally, you’re required to obtain an Energy Performance Certificate for the property before putting it up for sale, so you’ll need to organize a registered energy assessor to create this for you. Then you can start arranging viewings and negotiate an agreed price with anyone who is interested.

We would recommend, however, that you sign up with an estate agent as they can do all the leg work for you. The key thing, though, is to understand their fees and rates before signing an agreement with them.

Regarding the widespread river flooding in Wales I am questioning if flood risk searches won't be thorough enough?

The Treuddyn lawyer will recommend that you apply for conveyancing searches (environmental) if the enviro searches establishes a Treuddyn flood risk.

You could also converse with a local resident for additional added confidence.

How frequent is gazumping?

Gazumping occurs when a property owner accepts an offer, only to reject it, opting for another buyer's higher offer. It could occur days before contracts are due to be exchanged. The will be a risk of getting gazumped in any transaction, because offers are not binding until exchange of contracts. To reduce the likelihood of being gazumped, consider instructing a fast, efficient solicitor as soon as you can.

What does the Treuddyn conveyancing solicitor recommend if the building we hope to buy is situated in a conservation area in Flintshire and turns out to have unsightly windows installed?

Flintshire planning authority Requisition for search and Official Certificate of Search carried out by your solicitor during the legal process should determine the existence of the appropriate formal approval for alterations to the building. In the event that no necessary permissions be provided the solicitor will advise you of the options such as requesting an indemnity policy or requesting retrospective permission.

A right of way on the property I’m buying is redundant, but how do I get it removed from the deeds and registry?

A right of way through the grounds of a property is probably an inheritance before other building in the vicinity occurred that has since made the passage through redundant.

But, while having the right of way registered with the deeds means that feasibly someone could insist that they use it (as their public right), but, if they can’t access where the right of way originally led, it makes it a pointless activity.

It’s so unlikely that anyone will want to do this that you have to weigh up the cost of the legal process to get the right of way officially removed against not proceeding. However, if you are at all worried, talk to your solicitor so that it can be investigated further as part of the conveyancing, at which point they can guide you on the appropriate action and the associated costs (this will be in addition to the standard fees for the conveyancing and your solicitor will advise of this additional cost).

Homeward Legal's solicitors provide transparent quotes, detailing what is included in the fees and disbursements and will help with estimates for additional legal work. So, now is the best time to get your conveyancing under way on 0800 038 6699.