We are purchasing a 2 bedroom flat in Rhuddlan with a mortgage. We like our Rhuddlan lawyer, but the lender says she’s not on their "panel". It seems we have no choice but to select one of the mortgage company panel firms or continue with our Rhuddlan conveyancing practitioner as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the bank use our Rhuddlan conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Rhuddlan conveyancing solicitor to apply to be on the conveyancing panel.
My partner and I have just acquired a house in Rhuddlan. We have noticed several issues with the house which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Rhuddlan?
The question is not clear as what problems have arisen and if they are specific to conveyancing in Rhuddlan. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a form called a SPIF. If the information ends up being incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Rhuddlan.
It is a dozen years since I bought my home in Rhuddlan. Conveyancing lawyers have now been appointed on the sale but I can't find my title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be retained by the mortgage company or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Rhuddlan relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
The deeds to my house can not be found. The lawyers who handled the conveyancing in Rhuddlan 10 years ago have long since closed. What do I do?
Nowadays there are duplicates made of almost everything, and your lawyer should be aware exactly where to locate all the relevant documentation so you can purchase or dispose of your property without any difficulty. If copies can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on your property.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Rhuddlan I like with open areas and railway links nearby, the downside is that it's only got 49 years on the lease. There is not much else in Rhuddlan in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.