lenderpanel

Find a Flintshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Flintshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Flintshire transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Flintshire conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Flintshire

I chose a high street solicitor for my conveyancing in Flintshire yesterday. Upon checking the Ts and Cs I seewe are responsible for charges even if the sale aborts. Should I go with them or instruct a web based solicitor practice advertising no-sale-no-fee conveyancing in Flintshire?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will tend to be be more expensive to neutralise those conveyances that fail to complete. Do bear in mind that such promotions rarely protect you from disbursements such your Flintshire conveyancing search charges.

My wife and I are purchasing a apartment in Flintshire. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Flintshire is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

After what feels like an age I have had an offer on a flat in Flintshire agreed to, the owners do however have a dependent purchase. The vendors have put an offer on on an apartment, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Flintshire. What should be my next step? When do I get the mortgage application with Co-operative started?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Flintshire conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Co-operative conveyancing panel. Regarding the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Co-operative and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with the conveyancing in Flintshire.

We're first time buyers - had an offer accepted, yet the agent told us that the owners will only go ahead if we instruct the agent's preferred solicitors as they need a ‘quick sale’. We would rather use a local conveyancer with experience of conveyancing in Flintshire

We suspect that the owner is not behind this requirement. Should the owner want ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Flintshire conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or achieve conveyancing thresholds set by corporate headquarters.

I am looking at a couple of maisonettes in Flintshire which have in the region of fifty years remaining on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold flat in Flintshire is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the salability of the premises. The majority of purchasers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Flintshire conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a basement flat in Flintshire, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Flintshire with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2094

You have 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

New build sellers have suggested I use a lawyer and I've obtained an estimate from them. They are nearly £400 less expensive than my preferred Flintshire conveyancer. Should I use them?

Builders often have panels of property lawyers who expedite matters and who know the seller’s contract and conveyancer. Plenty of developers offer an inducement to select their approved lawyer for this reason, any increased fees can be avoided and a builder will not put forward a conveyancing factory and run the risk of having the transaction stall when they require an exchange within a tight deadline. The argument for not agreeing to use the recommended conveyancer is that they may prove unwilling to fight for your interests at the risk of upsetting the housebuilder. If you worry that this may be the situation you should remain with your local Flintshire solicitor.

Last updated

Find out more about how flying freehold can affect your the value of a property.