It is 10 years ago since I bought my home in Rhyl. Conveyancing lawyers have just been retained on the sale but I am unable to locate my title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they could still be with the solicitor who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Rhyl involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
I used Wolstenholmes several years ago for my conveyancing in Rhyl. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rhyl of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Rhyl with a mortgage from Nottingham Building Society. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not inform my solicitor about this deal as it will jeopardize my mortgage with Nottingham Building Society. Do I keep my lawyer in the dark?.
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 have been on the look out for a ground for flat up to £245,000 and found one close by in Rhyl I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Rhyl in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
I am looking into buying my first house which is in Rhyl and I am already nervous. I couldn't find anything specific about Rhyl. Conveyancing will be needed in due course but do you know about the Rhyl area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Rhyl. In the meantime here are some basic statistics that we found
Last December I purchased a leasehold property in Rhyl. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation 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. It is an essential part 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 bought a leasehold flat in Rhyl, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Rhyl with over 90 years remaining are worth £175,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2083
With only 58 years unexpired we estimate the price of your lease extension to span between £23,800 and £27,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.