Do the Building Society Association intend to launch a searchable register to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for example in Hawarden?

Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.

I purchased my home on 3 May and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Hawarden advises it would be formalised inside ten days. Are transfers in Hawarden uniquely lengthy to register?

As far as conveyancing in Hawarden registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. Currently in the region of 80% of such applications are fully dealt with within two weeks but occasionally there can be longer hold-ups. Historically registration is effected once the buyer is living at the property therefore an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.

How easy is it to switch firm as I have to find a firm on the Aldermore conveyancing panel. I instructed a high street conveyancing solicitor in Hawarden round the corner but he is not approved by Aldermore

It would be our pleasure to assist you select a conveyancing solicitor in Hawarden on the Aldermore panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Hawarden. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Hawarden.

Estate agents have just been given the go-ahead to market my ground floor flat in Hawarden. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly service charge demand – Do I pay up?

It best that you pay the service charge as you normally would because all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.

Hawarden Conveyancing for Leasehold Flats - A selection of Queries before buying

Be sure to find out if the the lease contains any adverse restrictions in the lease. By way of example it is very common in Hawarden leases that pets are not permitted in certain buildings in Hawarden. If you love the flatin Hawarden however your dog is not allowed to make the move with you then you will be faced hard determination. Generally speaking the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Hawarden require leaseholders to pay into a reserve fund and this is used to offset against major repairs or maintenance. You should be aware if it is fewer than 80 years it will impact the value of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you will need to own the premises for 24 months in order to be entitled to extend the lease.

Why is it not possible to complete our conveyancing in Hawarden on Good Friday?

This is due to the fact that on completion the funds will be transferred electronically between the banks of the buyer and owner’s property lawyer and at present this can only occur on a working day. It is not possible to complete on a weekend either.