It has come to my attention via my lender that my Rhuddlan solicitor is not on the mortgage company Solicitor panel. What can I do to be certain whether this is indeed the case?
Your first step should be to call your Rhuddlan conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Rhuddlan conveyancing firm that is on the approved list of lawyers for your lender.
The Rhuddlan conveyancing lawyers that I appointed last week on my purchase in Rhuddlan have without warning shut down. I only went with them because I had to have a solicitor on the Barclays conveyancing panel and my previous Rhuddlan lawyer was not. I paid them money on account. What do I do now?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
There is lots of information on this site about conveyancing in Rhuddlan but what is your top tip for selecting the right conveyancer in Rhuddlan
Do not opt for the lowest Rhuddlan conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am the only recipient of my late mum's estate and I have everything in my name alone, including the house in Rhuddlan. The Rhuddlan property was put into my name in June. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Some banks would take a sensible view as this clause is chiefly there to capture subsales or the wholesaling and assigning of properties.
I am buying a property in Rhuddlan. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
Given that your lender is Aldermore your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Rhuddlan.
I am a sole trader looking to lease a unit on the high street. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in Rhuddlan for under 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Rhuddlan, including the sale and purchase of businesses as well as simply premises. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the charges these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or email us so that we may furnish you with comprehensive commercial conveyancing quote.
As a leasehold owner I am on the hook for a maintenance contribution for my property in Rhuddlan. As a result of flawed financial planning I fell into arrears with payments. The freeholders agreed a settlement plan but there remains in the region of £2000 due in arrears.
I am under pressure to dispose of the property and I am concerned this can hold me back if I have to settle the arrears first. Do I have to settle before - is this achievable?
The conveyancing practitioner handing your Rhuddlan sale should be in a position to negotiate with the appropriate parties, and agree with them whether or not they would accept settlement out of the sale proceeds. Here is indicative of why it might be good to appoint a conveyancing practitioner in Rhuddlan as they are likely to enjoy an open line of communication with the management company.