I am searching for value for money conveyancer. Should I go for for a national conveyancer as opposed to a local Borth Y Gest conveyancing solicitor?

Generally conveyancing practitioners in your location will have strong connections with your local authority, which can assist with your Borth Y Gest conveyancing searches that your solicitor will require on your transaction. It can only help if they have good connections with the Land Registry overseeing your area Borth Y Gest, other lawyers in the neighbourhood and Borth Y Gest Estate Agents.

I purchased a freehold house in Borth Y Gest yet pay rent, why is this and what is this?

It’s unusual for properties in Borth Y Gest and has limited impact for conveyancing in Borth Y Gest 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh 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.

We are expecting a mortgage offer soon. 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 instruct a Borth Y Gest based conveyancing firm?

You should check but the chances are that give you one of their panel conveyancers if you accept the "fee-free" incentive. Speak to the lender and ask if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Borth Y Gest.

What is the difference between a licensed conveyancer and conveyancing solicitor in Borth Y Gest

There are many recorded licenced Conveyancers in Borth Y Gest and Solicitor firms in Borth Y Gest who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

My stepmother pointed out to me me that in buying a property in Borth Y Gest there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

There are anumerous of properties in Borth Y Gest which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Borth Y Gest should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my remortgage has taken place for my property in Borth Y Gest. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My wife and I purchased a terraced Georgian property in Borth Y Gest. Conveyancing solicitor represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Borth Y Gest and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the purchase.