We chose a local lawyer for our conveyancing in Rhuddlan yesterday. After carefully reading the terms of engagement I notewe are on the hook for charges even where the transaction does not complete. Should I go with them or use a web based lawyer offering no-sale-no-fee conveyancing in Rhuddlan?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be uplifted to cover the transactions that fail to complete. Also remember that such deals generally do not cover outlay for example Rhuddlan conveyancing search fees.
My wife and I are purchasing a flat in Rhuddlan. It might be a silly question but how we can trust a lawyer? On completion day we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
is it true that all Rhuddlan solicitor practices on the Barclays conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
We expect to receive a AIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Rhuddlan solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Rhuddlan solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
A relative suggested that if I am buying in Rhuddlan I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Rhuddlan conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Rhuddlan around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Rhuddlan Education with plans and statistics, Local Amenities and other useful information about Rhuddlan.
It has been 4 months following my purchase conveyancing in Rhuddlan concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 have been on the look out for a ground for flat up to £245,000 and identified one close by in Rhuddlan I like with a park and railway links in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Rhuddlan suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
My a decade ago. He has since got married, widowed and has recently married again. He now intends to the sell the Rhuddlan property. I suspect that he will simply be asked to provide a copy of the marriage certificates to the solicitor but he is anxious it will delay the home sale. Is it worth updating the Land Registry information for the house?
The is no need to bring up to date the title for the property as long as you have the proof needed to demonstrate how the change of name occurred.
The buyer’s conveyancer should examine the registered entries and request evidence to prove the change of name e.g. marriage documentation.