I instructed a Holywell based firm for my conveyancing in Holywell recently. Upon checking the terms of engagement it is apparent thatwe are liable for charges even if our purchase doesn't happen. Should I ditch them and instruct a web based conveyancing brokerage promoting no completion no cost conveyancing in Holywell?

It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to cover those cases that fail to complete. Please beware that such arrangements rarely protect you from outlay such your Holywell conveyancing search charges.

Have just purchased a probate house at auction in Holywell. Conveyancing is needed. What happens now?

Having exchanged you should appoint a conveyancing solicitor soon as you will have a pending deadline in which to complete the conveyancing. An auction property will ordinarily have an associated legal pack. This will include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the date specified in the contract.

My wife and I purchasing a detached bungalow in Holywell. Our aim is to convert the garage to an office at the house.Will legal due diligence on the property include investigations to ascertain if these alterations are prohibited?

Your property lawyer should review the deeds as conveyancing in Holywell will occasionally identify restrictions in the title documents which prevent certain works or necessitated the consent of a 3rd party. Some additions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I had a mortgage agreed in principle with Co-operative. Holywell conveyancing practitioners are selected. How long does it take for Co-operative to issue the offer to the solicitor?

Some lenders take longer than others. Have Co-operative done the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Due to the input of my in-laws I had a survey completed on a house in Holywell ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a premises.

It varies from the lender to lender. Santander has different instructions from Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Holywell. Conveyancing will be smoother if you use a solicitor in Holywell especially if they are acquainted with such properties in Holywell.

My husband and I are first time buyers - had an offer accepted, yet the agent has warned us that the seller will only proceed if we instruct their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Holywell

We suspect that the owner is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to instruct your preferred Holywell conveyancing firm - not the ones that will give the negotiator at the agency a introducer fee or achieve conveyancing thresholds pre-set by head office.

Last August I purchased a leasehold flat in Holywell. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Holywell Conveyancing for Leasehold Flats - A selection of Queries before buying

Plenty Holywell leasehold flats will be liable to pay a service charge for maintenance of the block set on behalf of the freeholder. If you purchase the apartment you will have to pay this charge, normally in instalments accross the year. This may differ from a few hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge for you to pay annual, ordinarily this is not a large figure, say around £50-£100 but you need to check as occasionally it can be many hundreds of pounds. Make sure you discover if there is anything that is prohibited in the lease. For example it is very common in Holywell leases that pets are not allowed in in a block in Holywell. If you like the propertyin Holywell but your cat can’t move with you then you will be presented with a difficult compromise. What is the yearly service fee and ground rent?