I am buying a property mortgage free in Hawarden. I have resided for the previous dozen years in Hawarden. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Hawarden conveyancing searches are at your discretion. Your lawyer will 'advise', no-doubt strongly, that you should have searches completed, but he has a professional duty to do this. One thing to consider; if you are likely to dispose of the house in the future, it will likely be be of interest to your future buyer what the searches disclose. Sometimes houses with functional issues can still show up adverse search results. A good conveyancing solicitor in Hawarden will be able to give you some helpful guidance in this regard.

Just acquired a terraced house in Hawarden , how long should it take for the Land Registry to record the transfer to my name? My Hawarden conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.

There is nothing unique about conveyancing in Hawarden registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. At present roughly 80% of submission are fully addressed within two weeks but occasionally there can be extensive delays. Registration occurs after the new owner is living at the property therefore registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing my first flat in Hawarden with a mortgage from Virgin Money. The builders would not reduce the price so I negotiated £7000 of extras instead. The sale representative told me not to tell my lawyer about the extras as it could adversely affect my mortgage with the lender. 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.

What tools are available to locate a Hawarden solicitor on the Godiva Mortgages Ltd conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the conveyancer.

You can use the facility on this page. Please pick a bank and your location and you will see a number of Hawarden conveyancing lawyers located nearest you. We have detailed some Hawarden conveyancing firms towards the end of this page and you can ring them to check whether they are on the Godiva Mortgages Ltd panel

We expect to complete the disposal of our £150,000 garden flat in Hawarden next Thursday. The management company has quoted £300 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Hawarden?

Hawarden conveyancing on leasehold apartments usually involves administration charges invoiced by managing agents :

Answering pre-contract questions Where consent is required before sale in Hawarden Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Hawarden leasehold premises is £350. For Hawarden conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

Leasehold Conveyancing in Hawarden - Sample of Questions you should consider before buying

You will want to find out as much as possible regarding the company managing the building as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the tidiness of the common parts. Ask prospective neighbours whether they are happy with their management. In conclusion, find out the dates that the service charges are due to the appropriate party and precisely how they are spending the funds. Is anyone aware of any major works in the near future that will increase the maintenance fees? In the main the cost for major works are not incorporated into the maintenance charges, although there some managing agents in Hawarden ask leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for larger works.