I am need of leasehold conveyancing for a flat in a fairly new development (seven years old) in Morfa Nefyn. 95% of the properties have already been sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Morfa Nefyn?
You would be putting yourself at risk in refusing to carrying out Morfa Nefyn conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. If timings and cost are primary issues you should consider with your conveyancer about the options such as lack of search insurance available to you
I own a freehold property in Morfa Nefyn yet invoiced for rent, why is this and what is this?
It is rare for properties in Morfa Nefyn and has limited impact for conveyancing in Morfa Nefyn 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 fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I am purchasing a victorian detached house in Morfa Nefyn. We would like to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these works are permitted?
Your property lawyer should review the deeds as conveyancing in Morfa Nefyn can occasionally identify restrictions in the title deeds which restrict certain works or necessitated the permission of a 3rd party. Certain additions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with RBS. I assume I don't need a Morfa Nefyn conveyancing practitioner on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
After shopping around on the internet I have found a Morfa Nefyn solicitor having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Morfa Nefyn postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Morfa Nefyn.
What does a local search inform me about the property my wife and I buying in Morfa Nefyn?
Morfa Nefyn conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search plays a central role in most Morfa Nefyn conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I used Action Conveyancing a few years past for my conveyancing in Morfa Nefyn. Now, I need my files but the law firm is no longer operating. What do I do?
You should call 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 Morfa Nefyn of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
As co-executor for the will of my aunt I am selling a house in Swansea but live in Morfa Nefyn. My solicitor (who is 200 miles awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Morfa Nefyn to attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Morfa Nefyn based