Can I use your services to locate a Conveyancing solicitor in Rhyl even where I’m not purchasing or selling a house, for example if I want to buy an office in Rhyl with a loan from Nationwide Building Society?
Our search tool is predominantly there to help choose residential conveyancing solicitors in Rhyl but we have listed at the bottom of this page a selection of Rhyl commercial conveyancing firms. You should make contact with the company directly to check if they are also authorised to represent Nationwide Building Society
I'm buying a new build house in Rhyl with a mortgage from Leeds Building Society. The developers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my conveyancer about the extras as it will put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML 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.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Rhyl is where the house is located. What do you suggest?
Flying freeholds in Rhyl are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhyl you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhyl may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We're FTB’s - agreed a price, yet the estate agent told us that the vendor will only issue a contract if we use the agent's recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Rhyl
We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', turning down a serious buyer is counter productive. Try to communicate with the owners directly and make sure they comprehend that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Rhyl conveyancing lawyers - rather thanthe ones that will earn the estate agent a commission or meet his conveyancing targets set by HQ.
Last February I purchased a leasehold house in Rhyl. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a basement flat in Rhyl, conveyancing formalities finalised 4 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Rhyl with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease terminates on 21st October 2090
You have 65 years unexpired we estimate the price of your lease extension to span between £13,300 and £15,400 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
If instructed can a conveyancer remove a person from the title of my property in Rhyl ?
Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor