I am nearing exchange of contracts for my ground floor flat in Flint and the estate agent has just telephoned to warn that the buyers are changing their solicitor. The reason given is that the mortgage company will only work with solicitors on their approved list. On what basis would a big named mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Flint ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Completed the sale of my flat in Flint last April yet the purchaser is texting me to say his solicitor needs to hear from myconveyancer. What are the post completion sale formalities following completion?
After completion of your disposal your lawyer is committed to send the transfer deeds and all of the paperwork to the purchaser's solicitors. Where appropriate, your solicitor must also evidence that the mortgage has been repaid to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Flint.
I am buying a new build apartment in Flint. 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 legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Flint
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Is it best to choose a Flint conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can carry out the legal formalities however her office is approximately 350kilometers drive away.
The benefit of a local Flint conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and they were content that must outweigh using an unfamiliar Flint conveyancing lawyer just because they are round the corner.
What can I do where I am dissatisfied with the solicitor who carried out my conveyancing in Flint?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally matters do not go as planned. Nevertheless there is recourse where you were unhappy with your conveyancing in Flint. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.