The Flintshire conveyancing solicitors that just started acting on my purchase in Flintshire have suddenly closed. They were on acting for me because I needed a solicitor on the TSB conveyancing panel and my preferred Flintshire lawyer was not. I paid them 275 plus VAT in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I am helping my sister sell her property in Flintshire. Will the conveyancer commission the EPC or do I organise this?
Following the abolition of Home Information Packs, EPC’s was retained a required element of moving house. An EPC must be to hand in advance of the property being marketed. It is not a task that lawyers normally arrange. If you are instructing a Flintshire conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with long established local accredited person
Is it the case that all Flintshire conveyancing solicitors on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being problematic. The Flintshire solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Flintshire?
Its becoming the norm that commercial conveyancing solicitors in Flintshire will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Flintshire. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Flintshire.
For every commercial conveyancing transaction in Flintshire it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Flintshire commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Flintshire.
How does conveyancing in Flintshire differ for newly converted properties?
Most buyers of new build or newly converted property in Flintshire contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Flintshire usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Flintshire or who has acted in the same development.
Are there any apps to help search for a Flintshire solicitor on the The Mortgage Works conveyancing panel? I have a car and am prepared to travel upto 25miles to meet the lawyer.
You can use the facility on this website. Please select a bank and your location and you will see a number of Flintshire conveyancing lawyers based on proximity. We have listed some Flintshire conveyancing firms towards the end of this page and you can contact them to verify if they are on the The Mortgage Works member panel