Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Flintshire. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/2/2026, the requirements read as follows :

I got the keys to my apartment on 12 July and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Flintshire said it should be recorded in less than a month. Are properties in Flintshire uniquely lengthy to register?

There is nothing unique about conveyancing in Flintshire registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any interested parties. Currently in the region of 80% of such applications are fully dealt with within 12 days but occasionally there can be protracted delays. Registration occurs once the new owner is living at the premises therefore registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.

I'm buying a new build house in Flintshire benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this side-deal as it could affect my loan with Skipton Building Society. 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 using a search engine for the words conveyancing in Flintshire it reveals many property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for me?

The preferential way of seeking a suitable conveyancer is through a trusted referral, so enquire of colleagues and family who have purchased a property in Flintshire or a reputable estate agent or mortgage broker. Fees for conveyancing in Flintshire differ, so it's sensible to obtain a minimum of four quotes from different property lawyers. Be sure to seek confirmation that the fees are fixed.

Can you offer any advice when it comes to finding a Flintshire conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Flintshire conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Flintshire conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

How familiar is the practice with lease extension legislation?

I inherited a basement flat in Flintshire, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Flintshire with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2092

You have 66 years left to run the likely cost is going to be between £11,400 and £13,200 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.