It is a dozen years since I bought my home in Ruthin. Conveyancing lawyers have just been instructed on the sale but I am unable to track down my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by your lender or they may be archived with the solicitor who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Ruthin involves registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.
I am the only beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Ruthin. The Ruthin property was put into my name in June. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', which means that my property ownership could be treated the same way as if I'd bought the property in June. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.
We previously instructed solicitors locally in Ruthin on the Kent Reliance solicitor panel. They are now charging me a further charge for the legal aspects of the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. This fee is not set by Kent Reliance but by your Ruthin conveyancing practitioner. Plenty of firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.
I am selling my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Ruthin solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I have been told that property searches are a common reason for stalling in Ruthin conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Ruthin.
I am purchasing a new build house in Ruthin with a mortgage from Skipton Building Society. The builders refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about the deal as it could adversely affect my mortgage with Skipton Building Society. Should I keep quiet?.
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.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Ruthin and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business lessees, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Ruthin
I need to retain a conveyancing solicitor for purchase conveyancing in Ruthin. I happened to chance upon a site which seems to have the perfect offering If there is a chance to get all formalities done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?