We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather use a Rhyl based conveyancing firm?
You should check but the chances are that appoint one of their panel solicitors should you take up the "fee-free" deal. Speak to the lender to check if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Rhyl.
I have paid off my mortgage with HSBC. I assume I don't need a Rhyl lawyer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being a right pain. The Rhyl solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Skipton have agreed my mortgage in principle, my bid on a apartment in Rhyl has been accepted, now what?
The property agent will want to know who your solicitors are (be sure the lawyers are on the lender’s approved list). Call up Skipton or the financial adviser and finalise any appropriate documentation. Skipton will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Skipton will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rhyl.
I have been told that property searches are a common cause of hinderance in Rhyl conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Rhyl.
Are there restrictive covenants that are commonly picked up during conveyancing in Rhyl?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Rhyl. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Rhyl I like with amenity areas and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Rhyl for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I am looking for a conveyancing lawyer in Rhyl for my home move. Can I see a solicitor's record with the legal regulator?
Anyone can find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.