My Solicitor in Flintshire has never been on on the Nationwide Building Society Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are not on the Nationwide Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Flintshire solicitors but Nationwide Building Society will need to use a solicitor on their panel. This will inevitably rack up the total legal fees and result in frustration.
- Find a new lawyer to to deal with the conveyancing, obviously checking they are on the Nationwide Building Society panel
I just bought a house at auction in Flintshire. Conveyancing is necessary. What is next?
Given that you have now to in every practical sense signed on the dotted line you should instruct a conveyancing practitioner quickly as you now have a pending a drop dead date to complete the purchase. All auction property will ordinarily have an associated legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to the solicitor working for you as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.
I recently had an offer agreed on an apartment in Flintshire. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £200. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Skipton 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 Skipton 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.
I have finally had an offer on an apartment in Flintshire agreed to, the vendors do nevertheless have a tied purchase. The vendors have placed an offer on a flat, however it’s not yet agreed to, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Flintshire. What should be my next step? At what stage should I apply for the mortgage with Principality?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Flintshire conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Principality conveyancing panel. Regarding the next phase this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with Principality and pay for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Flintshire.
My partner and I are selling our home in Flintshire and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Flintshire. We have lived in Flintshire for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Due to the input of my in-laws I had a survey completed on a house in Flintshire prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks may not give a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Flintshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Flintshire to see if the conveyancing will be more expensive.
Are all Flintshire legal practices on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your high street lender branch in Flintshire. the probability is that they can recommend conveyancing solicitors in Flintshire