I am the registered owner of a freehold residence in Pwllheli but nevertheless charged rent, why is this and what is this?

It is rare for properties in Pwllheli and has limited impact for conveyancing in Pwllheli but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

Can you clarify what the consequences are if my solicitor is suspended from the Clydesdale Solicitor panel ahead of completing my conveyancing in Pwllheli?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Just bought a terraced house in Pwllheli , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Pwllheli conveyancing solicitor works at snail pace, so I want to be sure the registration formalities are addressed.

As far as conveyancing in Pwllheli registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. Currently roughly 80% of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Registration is effected after the new owner is living at the premises so registration formalities is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.

I'm buying a new build house in Pwllheli benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it could adversely affect my mortgage with Bank of Ireland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I need to find a conveyancing solicitor for residential conveyancing in Pwllheli. I've chance upon a web site which looks to be the perfect answer If there is a chance to get all formalities completed via email that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?