We wanted to use a conveyancing solicitor in Connahs Quay for our house purchase. Our financial adviser has since advised us that our mortgage company Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?
A mortgage company may require an approved solicitor act for it. Borrowers are liable to bear the cost of this. Try using our directory service to find a solicitor to conduct conveyancing in Connahs Quay on the Platform Home Loans Ltd approved list of solicitors.
We had chosen solicitors based in Connahs Quay on the TSB solicitor panel. They have just billed me a further amount for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. This charge is not dictated by TSB but by your Connahs Quay lawyer. Some firms on the TSB panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
We have agreed to purchase a house in Connahs Quay. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As you are obtaining a mortgage with Coventry BS your lawyer must check the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties nationwide and is not isolated to Connahs Quay.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Connahs Quay bank branch on various occasions and was told they are content with the situation and they would lend. My Connahs Quay conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your solicitor must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Connahs Quay?
Its becoming the norm that commercial conveyancing solicitors in Connahs Quay will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Connahs Quay. The search result provides definitive information 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 Connahs Quay.
For each commercial conveyancing transaction in Connahs Quay it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Connahs Quay commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Connahs Quay.
I used Action Conveyancing several years ago for my conveyancing in Connahs Quay. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Connahs Quay of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking at a couple of flats in Connahs Quay which have in the region of fifty years left on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold flat in Connahs Quay is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of buyers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Connahs Quay conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Connahs Quay Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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The best form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this scenario the leaseholders benefit from control and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent is directed by the tenants. What prohibitions exist in the Connahs Quay Lease? For many Connahs Quay leaseholds the cost for major works tend not to be incorporated into the service charges, although a few managing agents in Connahs Quay obliged leaseholders to contribute towards a sinking fund and this is used to offset against major repairs or maintenance.
What are the differing property related services that Connahs Quay conveyancing solicitors supply?
Almost all Connahs Quay conveyancing firms manage to provide various legal advice to residential and agricultural land proprietors, sellers, first time buyers, freeholders and tenants such as:
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Home sale conveyancing in Connahs Quay and across the country
Private residential purchase conveyancing in Connahs Quay and further afield
Disposal and purchase of shared ownership properties nationally rather than just Connahs Quay Buying a brand new house or apartment Staircasing i.e. buying extra shares of a property that has been purchased through a shared ownership scheme Leasehold conveyancing selling and buying