Is the fact that my solicitor in Rhyl is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?

That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Rhyl conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

The owners have rather assertive sellers who has recommended a preliminary contract with a payment of 5k. Are such agreements sensible?

Lock out agreements are agreements binding a home owner and prospective buyer giving the buyer exclusive rights to the sale of the property for a set period of time. Essentially, an exclusivity agreement is a contract stating that you will have a contract at a later time being the main conveyancing contract. It tends to be utilised for buyer assurance though in many situations, the seller may enjoy an upside from such agreements as well. There are many positives and negatives to using them but you need to check with your solicitor but note that it may end up costing you more in conveyancing charges. For this these contracts are rare in relation to conveyancing in Rhyl.

Are the Rhyl conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?

Rhyl conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.

I am buying a 4 bedroom semi-detached house in Rhyl. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve checks to ascertain if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Rhyl will on occasion reveal restrictions in the title deeds which prevent certain changes or need the consent of another owner. Certain extensions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

Does a directory service exist listing Lloyds panel conveyancers in Rhyl on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings viewable online. Where you are in need of a Rhyl solicitor on the Lloyds please make the most of our tool.

Can I be sure that the Rhyl conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Rhyl seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.

Can you offer any advice when it comes to choosing a Rhyl conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Rhyl conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Rhyl conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

What are the costs for lease extension work? How many lease extensions have they carried out in Rhyl in the last twenty four months?

I bought a 2 bed flat in Rhyl, conveyancing formalities finalised in 1996. Can you work out an approximate cost of a lease extension? Comparable flats in Rhyl with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2090

You have 64 years left to run we estimate the price of your lease extension to be between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.