I am not in a position to travel far from Flintshire. Is there a reason why all Flintshire conveyancers are not on all bank panels?
Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or lawyer’s viewpoint, the other side of the coin is that lending institutions are increasingly anxious and consider it necessary to defend themselves from mortgage fraud. As a consequence of this concern lenders have consolidated their panel of approved conveyancing lawyers to a size that they are happy to control.
We were going to get a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Flintshire solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Flintshire solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
The mortgage over my property is with RBS for my property in Flintshire. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
RBS must be informed of your intention prior to letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.
Planning on purchasing a flat in Flintshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Flintshire lawyer is on the Bank of Ireland conveyancing panel.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Flintshire I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Flintshire in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
I have been sourcing a conveyancing lawyer in Flintshire for my house move. Can I check a solicitor's record with the legal regulator?
Members of the public can read published Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.
Frank (my husband) and I may need to sub-let our Flintshire 1st floor flat for a while due to a new job. We used a Flintshire conveyancing practice in 2002 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Flintshire conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or some other party prior to subletting. This means that you cannot sublet without first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you should ask your landlord for their consent.
Leasehold Conveyancing in Flintshire - Sample of Questions you should ask Prior to buying
How long is the Lease? Is anyone aware of any major works in the planning that could add a premium to the maintenance charges? Its a good idea to find out as much as you can about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the tidiness of the common parts. You should not be afraid to ask prospective neighbours what they think of them. On a final note, investigate as to the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money.