I have just started taking steps with the intention of transferring my current residential mortgage to a BTL Barnsley Building Society mortgage. I have been informed by my broker that I require a conveyancer for this. I had a chat my previous Rhyl conveyancing practitioner who dealt with the legals when I originally purchased the premises. The costs illustration supplied of £450 plus VAT is surprising as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a little steep. If you shop around you might reduce the fees slightly by perhaps a hundred pounds. That being said, providing that you were pleased with the assistance the firm gave you couldcome to rue choosing an a cheaper conveyancer. If is important to check that the firm can act for Barnsley Building Society. You can employ our search tool to find a Rhyl conveyancing firm on the Barnsley Building Society approved list of lawyers, which can often include conveyancing solicitors in Rhyl.
I am the registered owner of a freehold property in Rhyl but still charged rent, why is this and what is this?
It is rare for properties in Rhyl and has limited impact for conveyancing in Rhyl 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 date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
Is it the case that all Rhyl solicitor practices on the Yorkshire BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
Can I be sure that the Rhyl conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Rhyl getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.
Last month we had a mortgage agreed in principle with Clydesdale. Rhyl conveyancing practitioners are chosen. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
Some lenders take longer than others. Have Clydesdale conducted the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
4 months have elapsed since my purchase conveyancing in Rhyl completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 asset 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.
About to purchase a new build flat in Rhyl. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Rhyl
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Rhyl I like with amenity areas and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Rhyl in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.