All was ready to complete my purchase in Flintshire next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not unique to conveyancing in Flintshire.
It has been 4 months following my purchase conveyancing in Flintshire took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 Flintshire differ for newly converted properties?
Most buyers of new build or newly converted property in Flintshire approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because builders in Flintshire tend to acquire the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Flintshire or who has acted in the same development.
My wife and I purchased a leasehold flat in Flintshire. Conveyancing and Barclays mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Flintshire who previously acted has now retired. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Flintshire conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Flintshire - Sample of Queries before Purchasing
How many of the leaseholders are in arrears for their service charge payments? This question is helpful as a) areas can cause problems in the block as the common areas may begin to deteriorate where services are not paid for b) if the leasehold owners have an issue with the running of the building you will wish to know about it What prohibitions are there in the Flintshire Lease?
How do I identify freehold conveyancing in Flintshire?
First ask the people you trust they would would instruct. Second, use a search tool on the web for conveyancing in Flintshire. Call a couple or more firms from the list and request that they send you their conveyancing charges and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Third is to make use of this site to assist you in finding the right solicitors taking into account your unique factors including location,speed, complexity and who your intended mortgage company is.Do not be fooled by £99 conveyancing solicitors in Flintshire