I was notified recently by my broker that my Rhos On Sea solicitor is not on the bank Solicitor panel. How can I check?
You need to contact your Rhos On Sea lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may be able to suggest a Rhos On Sea conveyancing firm that is on the conveyancing panel for your mortgage company.
In the event thatI were to purchase a freehold propertyin Rhos On Sea mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Rhos On Sea?
The sole reduction in fees you would achieve is the disbursement for searches. The property lawyer still be obliged to do everything else - money laundering, correspond with the sellers conveyancer, SDLT return, register the ownership etc. You might save a bit for them not needing to register a mortgage however it will not be significant.
I own a freehold property in Rhos On Sea yet charged rent, why is this and what is this?
It’s unusual for properties in Rhos On Sea and has limited impact for conveyancing in Rhos On Sea 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
There are a variety of conveyancing solicitors in Rhos On Sea but how do I know who I should use?
It would be unwise to be seduced by the cheapest Rhos On Sea conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had instructed solicitors located in Rhos On Sea on the Skipton solicitor panel. They have just invoiced me a further fee for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. The charge is not dictated by Skipton but by your Rhos On Sea solicitor. Numerous firms on the Skipton panel will levy ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Rhos On Sea property lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I used Stirling Law a few years past for my conveyancing in Rhos On Sea. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rhos On Sea of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How much will conveyancing in Rhos On Sea cost?
The amount you are charged for Rhos On Sea conveyancing charges can differ considerably from firm to firm. In the circumstances it especially important that you have a full breakdown of costs before you choose a conveyancer. You should also consider asking three or four like for like quotes.