It is 10 years ago since I acquired my home in Ruthin. Conveyancing lawyers have now been retained on the sale but I can't track down my title documents. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Ruthin relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
I am planning on selling our home in Ruthin and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Ruthin. We have lived in Ruthin for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Ruthin differ for new build properties?
Most buyers of new build property in Ruthin approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because builders in Ruthin usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ruthin or who has acted in the same development.
I opted to have a survey carried out on a house in Ruthin in advance of appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders will not give a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ruthin. Conveyancing may be slightly more expensive based on your lender's requirements.
I am 17 days into a freehold purchase having been referred to solicitors by the local agent to carry out the conveyancing in Ruthin. We are not happy. Could you you assist me in finding new lawyers?
A lawyer would need to be very poor to suggest changing them. Has the mortgage offer been issued? In the event that it has you need to inform them of the new contact details and get the offer are issued to the new lawyers. Your conveyancer should be on the banks approved list to avoid added fees and complications. So that should be your starting point. The search tool can assist you in finding a bank approved solicitor for your home move in Ruthin