Is there a search tool that I can use to check that the solicitor conducting my conveyancing in Ruthin is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £187.00 plus VAT in further conveyancing bill.

Feel free to make use of the search tool on this web page. Pick the mortgage company and type ‘Ruthin’ or your preferred area and you will see a number of lawyer located in Ruthin or nearest you.

Just acquired a detached house in Ruthin , how long should it take for the Land Registry to record the transfer to my name? My Ruthin conveyancing solicitor has been very slow, so I want to be sure the post completion formalities are dealt with.

As far as conveyancing in Ruthin is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. As of today approximately three quarters of submission are completed within two weeks but occasionally there can be longer delays. Historically registration takes place after the new owner has moved in to the premises so 'speed' is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build house in Ruthin with the aid of help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The estate agent told me not reveal to my solicitor about this deal as it will affect my loan with Bank of Ireland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the input of my in-laws I had a survey completed on a house in Ruthin before retaining solicitors. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks will refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruthin. Conveyancing may be slightly more expensive based on your lender's requirements.

My father-in-law has recommend that I use his conveyancers in Ruthin. Do I take his guidance?

There are no two ways about it the ideal way to select a conveyancing lawyer is to get feedback from friends or relatives who have used the solicitor you're are thinking of instructing.