My IFA says he needs my Connahs Quay law firm’s panel reference for the Santander conveyancing panel. How do I obtain this. I have tried my local Connahs Quay office but they cant find it on their system.
You are best placed to get this information from your Connahs Quay solicitor . Most Connahs Quay conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
We are about to sign contracts for a freehold house in Connahs Quay. We have hit a stumbling block. Our mortgage offer with Bank of Ireland runs out on 9/10/2026 but the owners are suggesting a completion date of 13/10/2026. Is it possible to prolong the mortgage expiry date?
The best person to deal with your concern is your lawyer who is in a position to assess whether they better off negotiating with the bank, owner’s solicitors, selling agents or indeed all parties taking into account what has gone on in your conveyancing to date.
It has been 2 months following my purchase conveyancing in Connahs Quay concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Connahs Quay with a mortgage from Clydesdale. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about this deal as it could jeopardize my loan with the bank. 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.
My cousin has suggested that I use his conveyancers in Connahs Quay. Should I use them?
There are no two ways about it the best way to choose a conveyancing solicitor is to have guidance from friends or relatives who have experience in using the firm that you are are thinking of instructing.
Last March I purchased a leasehold flat in Connahs Quay. 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. Strange as it may seem, 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).
I invested in buying a garden flat in Connahs Quay, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Connahs Quay with a long lease are worth £170,000. The ground rent is £50 levied per year. The lease ends on 21st October 2104
With 78 years unexpired the likely cost is going to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.