I hired a Rhyl based firm for my conveyancing in Rhyl today. After carefully reading the Ts and Cs I seewe are on the hook for costs even if our purchase aborts. Should I ditch them and appoint an on-line lawyer offering no completion no charge conveyancing in Rhyl?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to counteract those transactions that abort. Do bear in mind that such arrangements generally do not protect you from disbursements for example Rhyl conveyancing search fees.
My wife and I buying a 3 bedroom semi in Rhyl. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve investigations to ascertain if these works were previously refused?
Your property lawyer should check the deeds as conveyancing in Rhyl will on occasion identify restrictions in the title documents which restrict certain changes or necessitated the consent of another owner. Some works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We have a mortgage agreed in principle with Coventry BS. Rhyl conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS done the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my remortgage has taken place for my property in Rhyl. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am close to exchanging contracts on the sale of our property in Rhyl and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Rhyl conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Rhyl. Having lived in Rhyl for 4 years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of 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 life insurance to cover that same ailment)
I am using a search engine for the term conveyancing in Rhyl it brings up numerous conveyancersin the area. How do I determine which is the right solicitor for the sale of my house?
The preferential method of seeking a suitable conveyancer is through a trusted recommendation, so ask colleagues and family who have acquired a property in Rhyl or the reputable estate agent or financial adviser. Fees for conveyancing in Rhyl differ, so it's advisable to obtain at least three fee calculations from different property lawyers. Make sure that you know that the charges are guaranteed not to increase.
Can you provide any top tips for leasehold conveyancing in Rhyl with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Rhyl can be reduced if you get in touch lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors. If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unresolved. You believe that you know the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to where the lease term is under 75 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Rhyl leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord consenting to such works. Where you fail to have the consents to hand you should not contact the landlord without contacting your conveyancer in the first instance.
I am the registered owner of a studio flat in Rhyl, conveyancing was carried out April 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Rhyl with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2097
With 72 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
I today found out that one of the directors of the firm acting on the purchase conveyancing in Rhyl is related to the owners that we are buying from. Is this permitted?
As long as no conflict arises this is permitted. Where you are obtaining mortgage finance then the mortgage company may have a say as many mortgage companies have specific instructions on this. For example for Nationwide Building Society as of 20/11/2025, the requirements read as follows :