Do the conveyancing solicitors identified via your search tool carry out auction conveyancing in Caerwys?

We know of a number of niche practitioners we can put you in touch with those who can conduct auction conveyancing. Caerwys is just one of the many locations where our lawyers have a presence.

We see that you have a search directory identifying solicitors on the HSBC conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Caerwys?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Caerwys.

I am the sole beneficiary of my late mum's estate and I have everything in my name alone, including the house in Caerwys. The Caerwys property was put into my name in January. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the property in January. Will no one buy the property for half a year?

The CML handbook instructs solicitors 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. many mortgage companies would take a practical view as this requirement is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

When it comes to mortgage companies such as Barclays, do Caerwys conveyancing practitioners face an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have instructed a Caerwys lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Caerwys postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Caerwys.

Am I right to be concerned by brokers that I am dealing with are suggesting an internet conveyancing firm rather than a local Caerwys conveyancing company?

As with lots of professional services, often suggestions from relatives can be most helpful. But there are many people with a vested interest in a conveyancing matter; estate agents, financial adviser and banks may suggest conveyancers to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the right to select your preferred lawyer. You need to be aware that the majority of banks operate an approved list of lawyers you have to use for the mortgage related work in your house move.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Caerwys. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Caerwys ?

The majority of houses in Caerwys are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Caerwys so you should seriously consider shopping around for a Caerwys conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your solicitor will appraise you on the various issues.

I acquired a 1 bedroom flat in Caerwys, conveyancing was carried out July 2012. How much will my lease extension cost? Similar properties in Caerwys with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2090

You have 64 years left to run the likely cost is going to span between £14,300 and £16,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.