Why would I use a Rhuddlan conveyancing company given that internet based alternatives are more affordable?

By all means make sure that you scrutinise conveyancing costs in Rhuddlan and you should seek a competitive quote but don’t become consumed with scouring the internet for the lowest priced Rhuddlan conveyancer. Appointing the right conveyancer can be the difference between a smooth and a frustrating move. You need to ensure that you have expert guidance from a trusted solicitor. An e-mail can never be as helpful as a phone call and are no substitute for a face to face consultation. Our partner firms will allocate you a qualified and experienced conveyancing solicitor who can handle your conveyancing from beginning to end, giving the sort of hand holding that you rarely receive from an internet conveyancer. He or She will update you on any developments and keep you informed. Should it ever be necessary to call the office you will know who you need to speak to and we'll ensure you are in the know.

In reading consumer advice sites for a high-quality solicitor in Rhuddlan, most advise that I should instruct a CQS accredited solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Rhuddlan is one of the many areas in England and Wales where there are CQS solicitors.

I am purchasing a property in Rhuddlan. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?

Given that your lender is Nottingham your lawyer must check the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Rhuddlan.

I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being a right pain. The Rhuddlan solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Leeds Building Society have agreed my mortgage in principle, my offer on a apartment in Rhuddlan has been agreed to, what happens next?

The property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Telephone Leeds Building Society or your financial adviser and finish off any relevant paperwork. Leeds Building Society will appoint a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rhuddlan.

How do I use the search tool to find a conveyancing lawyer in Rhuddlan on the panel for my bank?

Step one is to choose a lender such as Lloyds TSB Bank, Skipton Building Society or Clydesdale then specify your preferred area e.g. Rhuddlan. Conveyancing firms in Rhuddlan and beyond should be listed.

I’m about to sell my garden flat in Rhuddlan. Conveyancing lawyers have not yet been instructed, but I have just received a yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual given that all ground rent and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Rhuddlan Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

How much is the maintenance charge and ground rent on the property? The best form of lease arrangement is a share of the freehold. In this arrangement the tenants have control and although a managing agent is usually retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Are any of leasehold owners in arrears of their service charge liability?