My IFA has asked me for my Conwy lawyer’ panel reference for the Nationwide conveyancing panel. Can you suggest how I find this out. I have tried my local Conwy branch but they cant find it on their system.
The sensible thing to do is ask for this information from your Conwy lawyer . They retain a central record lender panel numbers.
I own a freehold property in Conwy yet charged rent, why is this and what is this?
It’s unusual for properties in Conwy and has limited impact for conveyancing in Conwy 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 date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
Please explain the implications if my solicitor is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Conwy?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I purchased a renovated Victorian property in Conwy. Conveyancing lawyer represented me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review 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 Conwy and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing solicitor who completed the work.
I'm refinancing my existing home to a buy to let loan with Barnsley Building Society and I will use the rest of the raised equity as a down payment on further house. The location we are talking about is Conwy. Will your conveyancers be able to act for both sets of lenders and link together the two deals?
Do use our comparison tool on this page to check that the lawyers are on the relevant lender panels. Assuming that they are the lawyer will be able to connect the two deals but you should have a chat with you solicitor and communicate your expectations and needs.