In the event thatI was to purchase a simple residential housein St Asaph for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in St Asaph?
Any savings you would make will be isolated to the St Asaph conveyancing searches. Your conveyancer still be obliged to do everything else - money laundering, correspond with your sellers conveyancing practitioner, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a charge but it won't be a lot.
I own a freehold property in St Asaph yet pay rent, why is this and what is this?
It is rare for properties in St Asaph and has limited impact for conveyancing in St Asaph 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
What is the optimum way to investigate if the solicitor conducting my conveyancing in St Asaph is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £192.00 in another set of conveyancing bill.
Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘St Asaph’ or your location and you will be presented with a number of lawyer located in St Asaph or nearest you.
I used Stirling Law several years past for my conveyancing in St Asaph. Now, I need the files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 St Asaph of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. St Asaph is the location of the property. Can you shed any light on this issue?
Flying freeholds in St Asaph are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Asaph you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Asaph may determine 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 premises.
In what way can the Landlord & Tenant Act 1954 affect my business premises in St Asaph and how can your lawyers assist?
The 1954 Act gives protection to business lessees, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. St Asaph is one of the many locations in which the firms we work with are based