Me and my partner are planning to buy a 1 bedroom apartment in Connahs Quay with a mortgage. We wish to retain our Connahs Quay solicitor, however the bank advise she’s not on their "panel". It appears that we have no choice but to use one of the lender panel conveyancing practices or keep our Connahs Quay lawyer and pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the bank use our Connahs Quay solicitor ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Connahs Quay conveyancing lawyer to apply to be on the conveyancing panel.
Should our conveyancer be making enquiries concerning flooding as part of the conveyancing in Connahs Quay.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Connahs Quay. There are those who purchase a property in Connahs Quay, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their conveyancers which should give them a better understanding of the risks in Connahs Quay. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to discover whether the property has ever been flooded. In the event that the premises has been flooded in past and is not revealed by the vendor, then a buyer may bring a legal claim for losses stemming from an inaccurate answer. The purchaser’s conveyancers should also order an enviro search. This will higlight whether there is any known flood risk. If so, further inquiries will need to be carried out.
About to purchase a new build flat in Connahs Quay. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Connahs Quay
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I have been advised by a few estate agents in Connahs Quay to get a quote from a solicitor on your site. Is there a financial incentive for Estate Agents to promote your lawyers over a competitor’s?
We refuse to offer any financial incentive for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Am I better off to choose a Connahs Quay conveyancing lawyer based in the area that I am buying? We have a good friend who can execute the legal work however his firm is located 300miles drive away.
The benefit of a local Connahs Quay conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should outweigh using an unfamiliar Connahs Quay conveyancing solicitor solely due to them being round the corner.