I am helping my niece sell her house in Deeside. Does the solicitor order an EPC or it is for the owner to coordinate?

Following the demise of HIPs, energy assessments was kept a required element of moving property. An EPC must be commissioned in advance of the property being advertised. It is not a task that solicitors normally arrange. Where you are using a Deeside conveyancing solicitor they might be able to arrange energy assessments due to their contacts with long established local assessors

I am selling my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Deeside solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a flat in Deeside. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Deeside solicitor is on the Kent Reliance conveyancing panel.

three months have gone by following my purchase conveyancing in Deeside took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Deeside differ for newly converted properties?

Most buyers of new build residence in Deeside approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Deeside usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Deeside or who has acted in the same development.

I am hoping to sign contracts shortly on a studio apartment in Deeside. Conveyancing lawyers assured me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Deeside should include some of the following:

Responsibility to repair and maintain the main walls and foundations. It is important for you to know who is duty bound to repair and maintenance of every part of the building Who has the liability for repairing the window frames Are you allowed to have a pet in the flat? The length of the lease term. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years

Deeside Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Many Deeside leasehold apartments will be liable to pay a service bill for the upkeep of the block set by the management company. Where you purchase the apartment you will have to pay this charge, normally quarterly accross the year. This could differ from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a rentcharge to be met annual, ordinarily this is not a significant figure, say about £25-£75 but you need to check it because sometimes it could be prohibitively expensive. Its a good idea to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the common parts. Enquire of prospective neighbours what they think of their management. In conclusion, be sure you understand the dates that the maintenance fees are due to the relevant party and precisely what it includes. How many years remain on the lease?

My brother is purchasing a garden flat in Deeside. He was given a quote by the conveyancing practitioner recommended by the selling agents and it came to £1156 . It was ten years ago I sold and bought a house and the fee was £600. Have fees really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Deeside searches, land registry fees, etc)