My best friend’s dad is a conveyancer. I suspect that I'll be able to get friends and family fee for conveyancing, However if that does not come materialise, what kind of fees should I be expecting for conveyancing in Corwen?
It’s a good idea to request 3 or more like-for-like conveyancing quotes. Make use of our search tool on this site. You will notice that quotes do contrast greatly but service levels do are distinct between property lawyers as is the case with most professions.
I am the registered owner of a freehold property in Corwen but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Corwen and has limited impact for conveyancing in Corwen but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
Is it the case that all Corwen solicitor firms on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
My wife and I have organised a further advance on our mortgage from Santander as we wish to carry out renovations to our house in Corwen. Are we obliged to appoint a local Corwen solicitor on the Santander conveyancing panel to handle the legals?
Santander would not normally appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I am expecting a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Corwen solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Corwen solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
It has been 3 months following my purchase conveyancing in Corwen took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Corwen benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about the side-deal as it will jeopardize my loan with Norwich and Peterborough 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.
My uncle has recommend that I appoint his conveyancers in Corwen. Should I use them?
No doubt the best way to find a conveyancing lawyer is to get guidance from friends or relatives who have experience in using the firm that you are are thinking of instructing.