The Rhuddlan conveyancing firm handling our Rhuddlan conveyancing has identified a discrepancy when comparing the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor says that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am the registered owner of a freehold property in Rhuddlan but still pay rent, why is this and what is this?
It is rare for properties in Rhuddlan and has limited impact for conveyancing in Rhuddlan 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 creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
I am due to move property in February. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Rhuddlan. Conveyancing solicitor was organised prior to coming across your site.
On the afternoon of completion you will need to pick up the house keys from your estate agent however this should only occur when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. You can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you choose a conveyancing in Rhuddlan or a lawyer with expertise in conveyancing in Rhuddlan.
I am currently in the process of buying my council flat in Rhuddlan. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rhuddlan solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rhuddlan postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Rhuddlan.
Have completed on a a semi-detached house in Rhuddlan , how long should it take for the Land Registry to register my title? My Rhuddlan conveyancing solicitor has been very slow, so I want to be certain the registration is dealt with.
As far as conveyancing in Rhuddlan registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. As of today roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Registration occurs after the buyer has moved in to the premises thus 'speed' is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
I'm buying a new build house in Rhuddlan with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about the extras as it could put at risk my loan with the lender. Is this normal?.
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 UK Finance website. UK Finance 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.
Due to the guidance of my in-laws I had a survey completed on a house in Rhuddlan before retaining solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders may refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rhuddlan. Conveyancing will be smoother if you use a solicitor in Rhuddlan especially if they are familiar with such properties in Rhuddlan.