It is a dozen years since I purchased my house in Ruthin. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your lender or they could be archived with the lawyers who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Ruthin relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a Ruthin based conveyancing firm?
You should check but the chances are that allocate you one of their panel conveyancers where you want the "fee-free" offer. Speak to the bank and ask 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 your preferred conveyancing solicitor in Ruthin.
I am close to exchanging contracts on the sale of our home in Ruthin and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Ruthin conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Ruthin. Having lived in Ruthin for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Due to the guidance of my in-laws I had a survey completed on a house in Ruthin in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend refuse to give a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruthin. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ruthin to see if the conveyancing costs will increase in light of this.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Ruthin and how can your lawyers assist?
The particular law that you refer to provides protection to business tenants, granting the right to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ruthin is one of our numerous areas of the UK in which our lawyers have offices
My brother has suggested that I instruct his lawyers for conveyancing in Ruthin. Do I take his recommendation?
No doubt the ideal way to find a conveyancing practitioner is to have guidance from friends or family who have previously instructed the firm that you are are thinking of instructing.