It has come to my attention via my mortgage broker that my St Asaph the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I check?
Your first step should be to call your St Asaph conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a St Asaph conveyancing practice that is on the conveyancing panel for your lender.
Can I use your services to find a Conveyancing solicitor in St Asaph even if I’m not purchasing or selling a house, for instance where I intend to buy a shop in St Asaph with a loan from Halifax?
Our search tool is primarily there to locate residential conveyancing solicitors in St Asaph but we have listed at the end of this page some St Asaph commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Halifax
I am helping my aunt sell her property in St Asaph. Will the solicitor arrange the energy assessment or should I organise this?
After the demise of Home Information Packs, energy assessments was kept a required element of selling a property. An energy assessment must be to hand prior to the property being advertised. This is not something that lawyers ordinarily arrange. Where you are using a St Asaph conveyancing solicitor they may help arrange energy performance certificates given their contacts with long established local assessors
My bid for a property was accepted at auction in St Asaph. Conveyancing is necessary. What happens now?
Having exchanged you must retain a conveyancing lawyer quickly as you are facing a fast approaching a drop dead date to complete the purchase. An auction property should have an associated auction pack. This will likely include most,if not all of the paperwork that your conveyancer will need. If you have purchased leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
I can not fathom if my mortgage offer requires a lease extension. I have called my St Asaph bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My St Asaph conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. St Asaph is the location of the property. What do you suggest?
Flying freeholds in St Asaph are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Asaph you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Asaph may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Developers have put forward a property lawyer and I've received a quote from them. It's nearly £300 less expensive than my own St Asaph property lawyer. Should I use them?
Housebuilders often have panels of property lawyers who are quick and who know the builder's paperwork and conveyancing practitioner. Plenty of developers offer an inducement to choose their approved solicitor for this reason, any increased cost can be avoided and a builder won't suggest a conveyancing warehouse and run the risk of having the transaction stall when they need an exchange in 28 days. The argument for not agreeing to use the suggested conveyancing practitioner is that they may be hesitant to fight for your interests for fear of alienating the developer. Where you have concerns that this may be the situation you should keep with your local St Asaph conveyancer.