We instructed a high street solicitor for our conveyancing in Rhuddlan recently. Reviewing the official terms of business I seeI am responsible for fees even if the movedoes not happen. Should I go with them or instruct an internet lawyer offering no-sale-no-fee conveyancing in Rhuddlan?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be higher to counteract those conveyances that fail to complete. Please beware that these schemes rarely cover outlay for example Rhuddlan conveyancing search expenses.

Finally the sale completed on my house in Rhuddlan last December but my buyer keeps e-mailing me to say their lawyer is waiting to hear from mysolicitor. What are the post completion sale formalities following completion?

Post completion of your sale your solicitor should send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also send confirmation that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion tasks peculiar conveyancing in Rhuddlan.

Will our lawyer be asking questions about flooding during the conveyancing in Rhuddlan.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Rhuddlan. Plenty of people will buy a house in Rhuddlan, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Rhuddlan. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover if the property has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer may issue a claim for damages stemming from an incorrect response. A buyer’s conveyancers will also order an environmental search. This will indicate if there is any known flood risk. If so, more detailed inquiries should be made.

I am in need of some leasehold conveyancing in Rhuddlan. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and most are in Rhuddlan - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Rhuddlan Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

Are any of leasehold owners in dispute over their service charge liability? Is the freehold owned jointly by the tenants?

My wife and I are acquiring a ground floor flat in Rhuddlan. At the time of instructing our lawyer, they said that they were on all major UK bank panels. Our mortgage broker emailed yesterday to advise that they don't appear to be on the Leeds Building Society approved list. Should that be true, what should we do? Do we simply pick a different lawyer that is on their approved list or do we pay for separate representation, with Leeds Building Society appointing their own approved lawyer.

When acquiring a property with the benefit of a mortgage it is conventional for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to satisfy. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should call Leeds Building Society to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Leeds Building Society's conveyancing panel and you may continue to use your own Rhuddlan solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.