My wife and I have just acquired a property in Connahs Quay. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been conducted for conveyancing in Connahs Quay?

The question is vague as to the nature of the problems and if they are unique to conveyancing in Connahs Quay. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. answers turns out to be incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Connahs Quay.

In what way does my ID and proof of funds have anything to do with my conveyancing in Connahs Quay? Why is this being asked of me?

In order to comply with Money Laundering Regulations any Connahs Quay conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you live.

In accordance with Money Laundering Regulations, conveyancers are required to ascertain not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to notify the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

I am buying my first flat in Connahs Quay with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it could put at risk my loan with the bank. Is this normal?.

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 am attracted to a couple of apartments in Connahs Quay both have approximately 50 years left on the lease term. Will this present a problem?

A lease is a right to use the premises for a prescribed time frame. As a lease gets shorter the marketability of the lease reduces and results in it becoming more expensive to extend the lease. For this reason it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.

I inherited a leasehold flat in Connahs Quay, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Connahs Quay with over 90 years remaining are worth £216,000. The ground rent is £50 levied per year. The lease ends on 21st October 2092

With 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

What type of property do your Connahs Quay conveyancing estimates apply to?

Our conveyancing quotes are only applicable to standard residential homes in England & Wales. If you have any different needs for example industrial or agricultural land or commercial conveyancing in Connahs Quay do contact us to consider this further .