Can you point me to a directory of Bank of Ireland panel conveyancers in Flint on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings open the public online. Where you are in need of a Flint solicitor on the Bank of Ireland please use our facility.
My wife and I have arranged a further advance on our mortgage from Bank of Ireland as we wish to conduct a loft conversion to our home in Flint. Are we obliged to appoint a bricks and mortar Flint solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
I recently had an offer accepted on a house in Flint. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A few days later, the solicitor contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should commercial conveyancing searches disclose impending roadworks that may affect a commercial estate in Flint?
Many commercial conveyancing solicitors in Flint will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Flint. The search result sets out definitive data 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 cause delays to Flint commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Flint.
I have todayfound out that Action Conveyancing have closed. They carried out my conveyancing in Flint for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the previous owner?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Flint conveyancing specialists.
I am looking for a leasehold apartment up to £195,000 and found one close by in Flint I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Flint for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I am attracted to a two flats in Flint both have in the region of 50 years left on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold flat in Flint is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the marketability of the premises. The majority of buyers and lenders, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Flint conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a ground floor flat in Flint, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Flint with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2087
You have 66 years left to run we estimate the premium for your lease extension to span between £11,400 and £13,200 as well as costs.
The figure 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. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.