My wife and I are due to exchange on the purchase of a house in Ruthin but as a result of wreckage from the recent storms I have managed to agree reparation from the current proprietors of £2k in the form of a adjustment in the price. This was going to be addressed as part of amending the contract but UBS will not agree to this. Why were they informed?
Any conveyancing practitioner that is on the UBS approved list is duty bound to inform UBS of any changes to the sale price. If you prohibit your lawyer to disclose the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Ruthin.
The deeds to our house are lost. The lawyers who handled the conveyancing in Ruthin 10 years ago no longer exist. What are my options?
As long as you have a registered title the information relating to your ownership will be retained by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your property and secure current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
Is it simple use your search facility to choose a conveyancing solicitor in Ruthin on the panel for my bank?
Step one is to choose a mortgage company such as Accord Mortgages Ltd, Virgin Money or Platform Home Loans Ltd then specify your location e.g. Ruthin. Conveyancing firms in Ruthin and across England and Wales will then be listed.
I've recently bought a leasehold house in Ruthin. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 2 bed flat in Ruthin, conveyancing formalities finalised half a dozen 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? Corresponding flats in Ruthin with an extended lease are worth £180,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2081
You have 59 years remaining on your lease we estimate the premium for your lease extension to be between £20,900 and £24,200 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
I have been searching for Ruthin online conveyancing estimates. Can I be confident that all the Ruthin law firms that are identified on your website are on the lender conveyancing panel?
The law firms on our directory have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Ruthin firm being on the mortgage company conveyancing panel is incorrect.