My wife and I are looking to buy a home in Flint and are in fact using a Flint conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Nottingham Building Society have this morning contacted us to advise us that there is now an issue as our Flint solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Flint lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
How can we know in advance if a Flint conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Flint getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your transaction.
Intending to buy a flat in Flint. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Flint property lawyer is on the Santander conveyancing panel.
TSB have agreed my mortgage in principle, my offer on a apartment in Flint has been agreed to, what are the next steps?
Your property agent will wish to be advised as to your conveyancing practitioner's details (be sure the property lawyers are on the bank’s approved list). Contact TSB or the financial adviser and complete any appropriate paperwork. TSB will instruct a valuer who will get in touch with the selling agent or owners to book a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. TSB will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Flint.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Flint?
Its becoming the norm that commercial conveyancing solicitors in Flint will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Flint. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Flint.
For each commercial conveyancing transaction in Flint it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Flint commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Flint.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Flint. Conveyancing is a frightening process 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.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Flint
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Flint is the location of the property. Can you shed any light on this issue?
Flying freeholds in Flint are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Flint you must be sure that your lawyer goes 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 Flint 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 residence.