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Ready to buy a new home in Flint? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Flint home move at risk of delay or failure.

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Recently asked questions about conveyancing in Flint

Having sold my house in Flint last February but my buyer keeps whats apping me to moan that their solicitor needs to hear from mine. What are the post completion sale legalities following completion?

Following your house sale your solicitor is committed to deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. Where appropriate, your solicitor should also confirm that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion formalities peculiar conveyancing in Flint.

What is the difference between a licensed conveyancer and conveyancing solicitor in Flint

There are many registered licenced Conveyancers in Flint and Solicitor partnerships in Flint who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it the case that all Flint solicitors on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Flint building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Flint conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.

As long as the solicitor is on the mortgage company approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will our lawyer be raising enquiries about flooding during the conveyancing in Flint.

The risk of flooding is if increasing concern for lawyers dealing with homes in Flint. There are those who acquire a property in Flint, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, however there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Flint. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the owner, then a buyer could issue a legal claim for losses resulting from an misleading reply. A purchaser’s lawyers should also commission an enviro report. This will reveal if there is any known flood risk. If so, further investigations will need to be initiated.

I used Action Conveyancing a few years ago for my conveyancing in Flint. Now, I need my files but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Flint of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Back In 2003, I bought a leasehold house in Flint. Conveyancing and HSBC Bank mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Flint who acted for me is not around. What should I do?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Flint conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a ground floor flat in Flint, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Flint with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2091

With only 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.