I am obtaining a offer of a home loan from Santander. My intention is to employ the services of a Licensed Conveyancer in Rhos On Sea. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I purchased a freehold residence in Rhos On Sea but still charged rent, why is this and what is this?
It is rare for properties in Rhos On Sea and has limited impact for conveyancing in Rhos On Sea 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 establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather use a Rhos On Sea based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel conveyancers if you want the "fee-free" deal. Speak to the bank to determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Rhos On Sea.
I used Wolstenholmes a few years past for my conveyancing in Rhos On Sea. Now, I need my files however the law firm is no longer operating. 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 Rhos On Sea 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.
Am I right to be wary that 3rd parties that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Rhos On Sea conveyancing firm?
As with lots of professional services, often referrals from family and friends can be worth their weight in gold. Yet there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may suggest conveyancers to retain. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the endorsement. You are at liberty to choose your preferred conveyancer. Don't forget that some mortgage providers operate an approved list of conveyancers you have to use for the mortgage aspect of your house move.
Am I better off to go with a Rhos On Sea conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can perform the legal work however they are based over three hundred kilometers drive away.
The benefit of a high street Rhos On Sea conveyancing firm is that you can pop in to execute documents, deliver your ID and apply pressure on them if necessary. Having local Rhos On Sea know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were content that must outweigh using an unknown Rhos On Sea conveyancing solicitor just because they are round the corner.