My husband and I are buying a 1 bedroom flat in Flintshire with a mortgage. We would like to retain our Flintshire solicitor, however the lender advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Flintshire property lawyer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Flintshire conveyancing lawyer to apply to be on the conveyancing panel.
It is is a decade since I bought my property in Flintshire. Conveyancing lawyers have now been retained on the sale but I can't find my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with your lender or they could be in the possession of the solicitor who handled your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Flintshire involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
Just bought a terraced house in Flintshire , What is the estimated time for the Land Registry to record my title? My Flintshire conveyancing solicitor has been very slow, so I want to be certain that my purchase is registered.
There is nothing unique about conveyancing in Flintshire registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry have to notify any interested parties. At present in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Registration occurs after the purchaser is living at the premises therefore registration formalities is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
I'm buying my first flat in Flintshire with a mortgage from Yorkshire Building Society. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about this side-deal as it will put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am attracted to a two flats in Flintshire which have in the region of fifty years remaining on the lease term. Do I need to be concerned?
There are plenty of short leases in Flintshire. The lease is a right to use the property for a prescribed time frame. As a lease shortens the value of the lease deteriorates and it becomes more costly to extend the lease. This is why it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this area.
Flintshire Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
This question is important as a) areas could cause problems in the building as the common areas may start to deteriorate where services are not paid for b) if the tenants have an issue with the managing agents you will wish to have complete disclosure It is important to be aware if a new roof is being installed or some other significant cost is anticipated to be shared by the tenants and will materially impact the level of the service fees or require a one off payment. Can you tell me if there are any major works anticipated that could increase the service costs?