My husband and I are looking to acquire a flat in Rhyl and have instructed a Rhyl conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Halifax have this evening contacted us to inform me that there is now an issue as our Rhyl conveyancer is not on their approved list of lawyers. Is this a problem?

If you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Rhyl lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

IfI were to buy a straightforward homein Rhyl mortgage fee and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Rhyl?

The sole reduction in fees you would make on is the Rhyl conveyancing searches. Your conveyancer is required to do the vast majority of work - money laundering, correspond with the sellers solicitor, stamp duty return, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be meaningful.

I own a freehold premises in Rhyl but still charged rent, why is this and what is this?

It is rare for properties in Rhyl and has limited impact for conveyancing in Rhyl 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 creation 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 after 2037 will be dispensed with completely.

I am helping my mother sell her house in Rhyl. Will the solicitor order an energy assessment or do I organise this?

Following the abolition of HIPs, EPC’s was left as a mandatory part of moving house. An energy assessment should be commissioned before the property is placed on the market. This is not something that lawyers ordinarily organise. If you are using a Rhyl conveyancing solicitor they might be able to arrange energy assessments given their contacts with reputable local providers

Have just purchased a repossessed house at auction in Rhyl. Conveyancing is required. What are my next steps?

Having exchanged you must find a conveyancing solicitor quickly as you are facing a fast approaching deadline in which to complete the conveyancing. Every auction property should have an associated auction set of papers. This will likely include most,if not all of the documents that your lawyer requires. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to hand this to the lawyer instructed by you as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

Coventry BS have agreed my mortgage in principle, my bid on a property in Rhyl has been accepted, what happens next?

The estate agent will wish to be advised as to your conveyancer's details (ensure that the conveyancers are on the bank’s approved list). Telephone Coventry BS or the financial adviser and complete any outstanding forms. Coventry BS will appoint a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Coventry BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Rhyl.

Frank (my husband) and I may need to sub-let our Rhyl garden flat for a while due to taking a sabbatical. We instructed a Rhyl conveyancing practice in 2003 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Rhyl conveyancing lawyer is no longer around you can check your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I invested in buying a 1st floor flat in Rhyl, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Rhyl with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2082

With 58 years unexpired we estimate the price of your lease extension to range between £23,800 and £27,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.