The loan offer from HSBC for the remortgage of my 4 bedroom maisonette is due any day now. Are you able to recommend a cheap conveyancing law firm in Connahs Quay?
You are on the wrong site if you are seeking cut-price fees for conveyancing in Connahs Quay. We can offer you cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint organisations seducing you with ninety nine pound conveyancing in Connahs Quay. At best, in being led by low cost conveyancing, you will receive what you pay for and at worst you will end up paying a lot in additional fees and still not end up with the service expected.
My husband and I intend to remortgage our penthouse in Connahs Quay with HSBC. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this form unique to the HSBC conveyancing panel as he never had to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your HSBC conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to HSBC. This is solely used to protect HSBC if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of HSBC had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Connahs Quay is the location of the property. Is there any advice you can impart?
Flying freeholds in Connahs Quay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Connahs Quay you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Connahs Quay may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're FTB’s - had an offer accepted, yet the property agent informed us that the vendor will only move forward if we appoint their chosen conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Connahs Quay
We suspect that the owner is unaware of this request. Should the owner require ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Connahs Quay conveyancing firm - rather thanthose that will give their negotiator at the agency a commission or meet his conveyancing thresholds demanded by head office.
I would like to sublet my leasehold flat in Connahs Quay. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
The lease governs relations between the landlord and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Connahs Quay do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I bought a 1st floor flat in Connahs Quay, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Connahs Quay with an extended lease are worth £201,000. The ground rent is £45 yearly. The lease ends on 21st October 2085
With only 64 years unexpired the likely cost is going to range between £15,200 and £17,600 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.