My wife and I are purchasing a house in Holywell. I might seem paranoid but how we can trust a solicitor? At some point we have to send our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My stepmother pointed out to me me that in buying a property in Holywell there could be various restrictions preventing external alterations to the property. Is this right?

We are aware of a number of properties in Holywell which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Holywell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it the case that all Holywell solicitors on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Holywell?

Many commercial conveyancing solicitors in Holywell will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Holywell. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Holywell.

For each commercial conveyancing transaction in Holywell it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Holywell commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Holywell.

Have purchased a a semi-detached house in Holywell , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Holywell conveyancing solicitor works at snail pace, so I want to check the land registry aspects are addressed.

There is nothing unique about conveyancing in Holywell registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any third parties. At present approximately three quarters of such applications are fully dealt with within two weeks but occasionally there can be longer hold-ups. Historically registration occurs once the purchaser has moved in to the property thus 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

I'm buying a new build house in Holywell with a loan from Nationwide Building Society. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my solicitor about the extras as it would affect my mortgage with Nationwide Building Society. Is this normal?.

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.

Due to the input of my in-laws I had a survey completed on a property in Holywell prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies tend not issue a mortgage on a flying freehold premises.

It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Holywell. Conveyancing will be smoother if you use a solicitor in Holywell especially if they are familiar with such properties in Holywell.