Please explain the implications if my solicitor is removed from the UBS Solicitor panel ahead of completing my conveyancing in Flintshire?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I have a renovated Edwardian property in Flintshire. Conveyancing solicitor represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Flintshire and other locations in 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 mortgage companies. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
What makes your site different to alternative web based conveyancing brokers for conveyancing in Flintshire?
At this site receive a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Flintshire. As opposed to estate agents and many comparison sites we do not charge firms a fee if you select them for your conveyancing in Flintshire
When it comes to leasehold conveyancing in Flintshire what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Flintshire. All leases are drafted differently and drafting errors can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
Repairing obligations to or maintain elements of the property
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Virgin Money, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.
Flintshire Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
Are any of leasehold owners in arrears of their service charge payments? The answer will be helpful as a) areas can cause problems for the block as the communal areas may start to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will want to know about it
What is the reason for my conveyancer requiring various items of identification before I can commence with selling or buying a property in Flintshire?
Flintshire lawyers are duty bound by the Law Society, Solicitors Regulation Authority, HM Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It is also sometimes a condition of your bank where you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and DOB.