I do hope you can assist me. My Flintshire solicitor is informing me me that he has toapply for Flintshire conveyancing searches becausethe firm are on the Santandersolicitor panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Flintshire conveyancing searches.
I am purchasing a right to buy a flat in Flintshire. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Flintshire you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Flintshire.
I am planning to move property in October. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Flintshire. Conveyancing solicitor was chosen prior to coming across your page.
On the afternoon of completion you can collect the house keys from the estate agent however this can only take place when the sellers solicitors inform the agent that the monies to complete are in and the keys can be released. You can tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a residential property solicitor in Flintshire or a firm that specialises in conveyancing in Flintshire.
My wife and I are in the process of viewing houses in Flintshire and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I am planning to take a home loan with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
Lloyds have agreed my home loan in principle, my bid on a apartment in Flintshire has been agreed to, what are the next steps?
Your estate agent will need to be advised as to your conveyancer's details (ensure that the property lawyers are on the bank’s approved list). Contact Lloyds or the broker and finish off any appropriate paperwork. Lloyds will appoint a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Lloyds will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Flintshire.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Flintshire 5 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, find your house and obtain current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Flintshire is where the house is located. Is there any guidance you can impart?
Flying freeholds in Flintshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Flintshire you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Flintshire may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.