is it true that all Rhuddlan solicitor firms on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.

We had chosen conveyancers with offices in Rhuddlan on the Nottingham solicitor panel. They are now charging me a separate fee for handling the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. This fee is not set by Nottingham but by your Rhuddlan property lawyer. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.

Planning on purchasing a house in Rhuddlan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rhuddlan conveyancing practitioner is on the TSB conveyancing panel.

A relative suggested that where I am buying in Rhuddlan I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Rhuddlan conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Rhuddlan around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Rhuddlan Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Rhuddlan Education with maps and statistics, Local Amenities and other useful data regarding Rhuddlan.

The estate agent has sent us the confirmation of our purchase of a new build flat in Rhuddlan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Rhuddlan

Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I decided to have a survey done on a property in Rhuddlan ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not issue a loan on this type of home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rhuddlan. Conveyancing will be smoother if you use a solicitor in Rhuddlan especially if they are acquainted with such properties in Rhuddlan.

I am using a search engine for the words conveyancing in Rhuddlan it brings up numerous solicitorslocally. How do I determine which is the right conveyancer for the sale of my house?

The ideal method of choosing the right conveyancer is via personal referral, so ask colleagues and those you trust who have bought a property in Rhuddlan or the reputable estate agent or mortgage broker. Fees for conveyancing in Rhuddlan differ, so it's advisable to obtain a minimum of four estimates from different conveyancers. Be sure to obtain confirmation that the costs are guaranteed not to increase.