Can the conveyancing solicitors listed on your site perform right to buy conveyancing in Nefyn?
We work with a number of conveyancing lawyers who can service right to buy conveyancing Please contact us to get a costs illustration.
I am the registered owner of a freehold property in Nefyn but still charged rent, why is this and what is this?
It is rare for properties in Nefyn and has limited impact for conveyancing in 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous 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.
When it comes to mortgage companies such as UBS, do Nefyn conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My partner and I have organised the release of further monies on our mortgage from HSBC as we wish to carry out improvements to our house in Nefyn. Do we need to appoint a bricks and mortar Nefyn solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
After much negotiation I have agreed a price on an apartment in Nefyn. My mortgage broker suggested a solicitor. I paid an on account payment of £225. A couple of days later, the lawyer called me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build house in Nefyn with a mortgage from The Mortgage Works. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about the deal as it may put at risk my mortgage with the lender. 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.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Nefyn and how can you help?
The particular law that you refer to gives a safeguard to business tenants, granting the dueness to apply to court for a new lease and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Nefyn is one of our numerous areas of the UK in which our lawyers have offices
We are thinking of instructing a web based solicitor rather than a Nefyn conveyancing firm. Any advice?
Advantages do exist in being able to attend a local Nefyn conveyancing solicitor for example
- signing papers and and when necessary
- getting one on one explanations of issues that need explaining
- the ability to complain if things need to addressed
When comparing fees, look out for hidden extras. The majority decent Nefyn high street solicitors give an all-inclusive price. Many online companies appear to offer cheap fees, yet have hidden 'extras' in the small print.