IfI was to buy a freehold propertyin Rhyl mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Rhyl?
Any savings you would achieve would be isolated to the Rhyl conveyancing searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with the vendors property lawyer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a charge but it will not be a lot.
We intend to purchase a 3 bedroom flat in Rhyl with a homeloan from National Westminster Bank.We like our Rhyl conveyancing solicitor but National Westminster Bank informed us her practice is not listed on their approved list of firms. We have to appoint a National Westminster Bank panel firm or keep our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?
No, not really. The home loan offered to you contains terms and conditions, a common one being that lawyers will be on the National Westminster Bank solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank
3 months have elapsed since my purchase conveyancing in Rhyl completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 residence 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.
My husband and I are 17 days into a residential purchase having been recommend to solicitors by the high street agent to do our conveyancing in Rhyl. We are not happy. Could you help me find new lawyers?
A conveyancer would need to be very poor to suggest replacing them. Has your mortgage offer been issued? In the event that it has you will need to advise them of the replacement solicitor and get the loan are issued to the new lawyers. Your conveyancer needs to be on the banks panel to avoid escalating fees and frustration. That should be your first question of the new solicitors. The search tool can help you find a bank approved lawyer for your conveyancing in Rhyl
I've recently bought a leasehold house in Rhyl. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, 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 acquired a 1 bedroom flat in Rhyl, conveyancing having been completed in 1998. How much will my lease extension cost? Comparable flats in Rhyl with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2086
With only 60 years unexpired the likely cost is going to be between £20,000 and £23,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues 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 before seeking the advice of a professional.
What can I do to discover who is the owner of a house in Rhyl?
Provided the premises is recorded at the Land Registry, and you have enough details of the address of the property, you should be able to obtain results from the the Land Registry of the recorded owner for a fee.