Can the conveyancing lawyers identified through your search tool handle auction conveyancing in Rhosesmor?
We know of a number of auction solicitors we can connect you with those specialising in auction conveyancing. Rhosesmor is one of hundreds of locations in which our lawyers have a presence.
In what way does my ID and proof of funds have anything to do with my conveyancing in Rhosesmor? What am I being asked for?
In order to comply with Money Laundering Regulations any Rhosesmor conveyancing firm will require evidence of your identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.
Under Money Laundering Regulations, conveyancers are required to ascertain not only the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may lead to your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to make a disclosure to the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
My property lawyer in Rhosesmor has never been on on the Santander Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are excluded from the Santander panel?
Your options are as follows:
- Carry on with your existing Rhosesmor solicitors but Santander will need to retain a lawyer on their list of acceptable firms. This will result in additional total conveyancing charges as well as result in frustration.
- Choose a new solicitor to act in the conveyancing, obviously checking they are Persuade your conveyancer to use their best endeavours to join the Santander conveyancing panel
I am selling our house in Rhosesmor and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Rhosesmor. Having lived in Rhosesmor for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
My husband and I are novice buyers - had an offer accepted, but the property agent told us that the owners will only proceed if we use the agent's preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Rhosesmor
We suspect that the seller is unaware of this demand. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your preferred Rhosesmor conveyancing solicitors - as opposed tothe ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing targets pre-set by corporate headquarters.
What are your top tips when it comes to choosing a Rhosesmor conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Rhosesmor conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Rhosesmor conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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If they are not ALEP accredited then why not? Can they put you in touch with clients in Rhosesmor who can give a testimonial?
I invested in buying a ground floor flat in Rhosesmor, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Rhosesmor with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2100
With only 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.