My partner and I are intent on acquiring a leasehold flat in Flintshire. My Solicitor has never been on on the lender conveyancing list. Can I still use my Flintshire conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?

One will need to appoint a property lawyer to deal with the formalities if you require a mortgage to purchase your home. The lawyer will carry out all the relevant investigations on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in place. One can instruct a Flintshire property lawyer of your choice. Nevertheless, if the solicitor selected is not on the mortgage company solicitor panel further fees will be incurred as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so provided your lawyer has not previously applied for membership they should take the chance to apply.

My fiancee and I are acquiring our first house. Our property lawyer has contact usto enquire if we wish to take out additional conveyancing searches. As novices we in the dark as to what's needed for conveyancing in Flintshire

The scope of Flintshire conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What matters is that you adequately understand what information each search could provide. You may then make a decision if you consider that you need that search. Where you are unsure, ask the conveyancer to guide you.

We wanted to use a conveyancing solicitor in Flintshire for our house move. Our financial adviser has since advised us that our mortgage lenders Barclays won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most mortgage companies had a different appetite for risk. Almost all Flintshire conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and their employees and set certain criteria such a completing on a minimum volume of transactions. Many Flintshire conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Flintshire is one of the many areas where the solicitors we recommend are on the panel for Barclays .

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Flintshire is where the house is located. Is there any advice you can give?

Flying freeholds in Flintshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Flintshire you would need to get your solicitor to go 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 Flintshire may determine 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.

There are a number of properties in Flintshire on private lanes. I am buying one such property. Are there any benefits to buying a property on a private road?

Flintshire conveyancing practices will be used to transacting houseson unadopted roads. Your property lawyer should investigate title to find any rights or liabilities. In many cases there is a management company (wholly owned by residents) that residents make annual payments for the upkeep of the road. If one exists, the road should be maintained and look nicer than council owned.