The owners of the house we are looking to purchase hired a conveyancing practitioner in Holywell who has recommended a lock out agreement with a payment of 5k. Are such contracts recommended for Holywell conveyancing transactions?

This type of contract isn't common in Holywell, conveyancers are often inclined to veer clients away from them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the lawyer is left exposed. Furthermore, there is no certainty that just because the vendor has entered into an exclusivity agreement they will complete the sale with you. They may be in contravention of the contract if they receive a large enough financial inducement to do so because an aggrieved claimant with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and these may not equate the extra amount that your seller may secure by breaking the contract, no matter how morally condemnable the behaviour is.

We're in Holywell, First timers purchasing with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying a new build house in Holywell benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it would put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £425,000 garden flat in Holywell in just under a week. The freeholder has quoted £312 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Holywell?

For most leasehold sales in Holywell conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence enquiries Where consent is required before sale in Holywell Supplying insurance information 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 Holywell leasehold property is £350. For Holywell 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 the information.

Holywell Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

What prohibitions exist in the Holywell Lease? The answer will be helpful as a) areas may cause problems in the block as the common areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the managing agents you will need to know about it It would be wise to discover as much as possible concerning the company managing the building as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the cleanliness of the communal areas. Ask other people if they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money.

I see that you have a search directory listing law firms on the lender conveyancing panel. Do Holywell conveyancing firms pay you a referral fee if I appoint them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Holywell.