What is the best way to search for the right solicitor who can supply a high level service for my conveyancing in Flintshire?

Option 1 is to ask the people you trust who they experienced using in the past and if they were happy with the service.

Option 2 is to use a comparison service on the internet for conveyancing in Flintshire. Ring two or three from the list and invite them to forward you their conveyancing estimate and have a conversation with the lawyer who will conduct your legal process in advance ofmaking your decision.

Option 3 is to use this site to help you find the right solicitors taking into account your individual expectations including the type of property,speed, complications and who the proposed lender is. Do not be teased by low cost conveyancing in Flintshire

I do hope you can assist me. My Flintshire lawyer is informing me me that he is legally obliged toconduct Flintshire conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is my lawyer right?

You have limited options available to you. As you are taking a mortgage with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Flintshire conveyancing searches.

If you had a top tip for selecting a conveyancing solicitor in Flintshire what would it be?

Do not opt for the cheapest Flintshire conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Is there a list of Leeds Building Society panel conveyancers in Flintshire on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings viewable over the internet. If you are looking for a Flintshire property lawyer on the Leeds Building Society please use our tool.

I have decided to exercise my right to buy my property in Flintshire off the council. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

I have a renovated Victorian property in Flintshire. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Coventry Building Society to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Flintshire and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who carried out the work.

Looking forward to exchange soon on a basement flat in Flintshire. Conveyancing solicitors inform me that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Flintshire should include some of the following:

Advice concerning the obligations as set out in the lease to pay service charges - in relation to the building, and the more general rights a leaseholder enjoys You must be informed what counts as a Nuisance in the lease The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Will you be prohibited or prevented from having pets in the property?

Flintshire Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

How is the lease structured? The best form of lease structure is if the freehold reversion is owned by the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and even though a managing agent is often employed where it is bigger than a house conversion, the managing agent retained by the leaseholders.