It is a dozen years since I acquired my house in Flintshire. Conveyancing solicitors have now been appointed on the sale but I am unable to find my title documents. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your lender or they could still be with the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Flintshire relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
five months have elapsed following my purchase conveyancing in Flintshire completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Flintshire benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my conveyancer about this deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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 looking for a conveyancing solicitor in Flintshire for my remortgage. Is there any facility to check a solicitor's record with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor call for training requirements.
Expecting to complete next month on a studio apartment in Flintshire. Conveyancing lawyers assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Flintshire should include some of the following:
You must be advised what counts as a Nuisance in the lease Who has the liability for repairing the window frames Rent payments - what is due and when you need to pay, and be on notice if this will change in the future An explanation concerning the obligations in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a lessee has Does the lease require carpeting throughout thus preventing wood flooring?
I invested in buying a studio flat in Flintshire, conveyancing was carried out July 2011. Can you work out an approximate cost of a lease extension? Corresponding properties in Flintshire with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2095
With just 72 years unexpired the likely cost is going to span between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.