We chose a Flintshire based solicitor for my conveyancing in Flintshire last week. Reviewing the Terms and Conditions I seeI am liable for costs even if the sale doesn't happen. Would I be best advised to select an on-line solicitor practice offering no-sale-no-fee conveyancing in Flintshire?
It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise those cases that abort. Dont forget that such deals generally do not protect you from disbursements for instance Flintshire conveyancing search fees.
Completed the sale of my flat in Flintshire last September but my buyer keeps SMS messaging me complaining that his solicitor needs to hear from mine. What should have happened following completion?
After completion of your disposal your solicitor should send the transfer documentation and all additional paperwork to the purchaser's lawyers. Where relevant, your conveyancer should also evidence that the mortgage has been discharged to the buyers conveyancers. There are no post completion tasks unique to conveyancing in Flintshire.
What is the difference between a licensed conveyancer and conveyancing solicitor in Flintshire
There are many recorded licenced Conveyancers in Flintshire and Solicitor practices in Flintshire who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am buying a terrace house in Flintshire. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these alterations are prohibited?
Your property lawyer should review the registered title as conveyancing in Flintshire will sometimes identify restrictions in the title documents which prevent certain alterations or need the permission of another owner. Some additions need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Flintshire building society branch on numerous occasions and was told it wasn't an issue and they would lend. My Flintshire conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the bank approved list, they must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We're first time buyers - had an offer accepted, but the property agent has warned us that the seller will only go ahead if we instruct their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Flintshire
We suspect that the seller is unaware of this request. Should the seller want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Contact the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Flintshire conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a referral fee or meet his conveyancing thresholds set by corporate headquarters.
I have just started marketing my garden flat in Flintshire. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly service charge invoice – Do I pay up?
It best that you discharge the invoice as usual because all rents and service charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a leasehold flat in Flintshire, conveyancing was carried out October 2012. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Flintshire with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2089
With 69 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.