Do the conveyancing practitioners identified via your search tool execute auction conveyancing in Hawarden?
There are a few auction solicitors we can connect you with those conducting auction conveyancing. Hawarden is just one of the many areas of in which our lawyers have a presence.
is it true that all Hawarden solicitors on the Aldermore conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hawarden solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hawarden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Clydesdale have agreed my home loan in principle, my offer on a property in Hawarden has been accepted, what are the next steps?
Your property agent will need to be informed of your solicitor's details (be sure the property lawyers are on the lender’s panel). Contact Clydesdale or the broker and finalise any relevant paperwork. Clydesdale will sellect 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 on average a week for the mortgage offer to be issued. Clydesdale will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hawarden.
I used Wolstenholmes several years ago for my conveyancing in Hawarden. Now, I need the files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hawarden of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a property in Hawarden before instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend not give a mortgage on this type of home.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hawarden. Conveyancing will be smoother if you use a solicitor in Hawarden especially if they are accustomed to such properties in Hawarden.
I am employed by a busy estate agent office in Hawarden where we have witnessed a few leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Hawarden conveyancing firms. Please can you confirm whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Hawarden Leasehold Conveyancing - Sample of Queries before buying
Who manages the block? How much is the ground rent and service charge? Does this lease have more than 90 years unexpired?