A mortgage offer from Nationwide for the refinancing of my 3 bedroom flat is coming imminently. Could you recommend a cheap conveyancing lawyer in Deeside?
You are on the wrong site if you are in need of a cheap conveyancing in Deeside. Our aim is to provide cost effective conveyancing but we do not aim to work with the cheapest lawyers. Do not be fooled by organisations seducing you with ninety nine pound conveyancing in Deeside. In your best case scenario, in going for cheap conveyancing, you will receive what you pay for and at worst it will result in you with a surprising uplift in additional fees and still not receive the service required.
I own a freehold house in Deeside yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Deeside and has limited impact for conveyancing in Deeside but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My Solicitor in Deeside has never been on on the Barnsley Building Society Approved Panel. Is it possible for me to use my prefered solicitor even though they are not on the Barnsley Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Deeside solicitors but Barnsley Building Society will need to retain a conveyancer on their panel. This will inevitably rack up the overall legal fees as well as result in frustration.
- Get an alternative lawyer to act in the purchase, remembering to check they are Barnsley Building Society approved.
- Try to convince your Barnsley Building Society based solicitor to attempt to join the Barnsley Building Society panel
I am helping my step-mother sell her property in Deeside. Does the conveyancer commission the energy performance certificate or should I organise this?
After the abolition of Home Packs, energy performance certificates became a mandatory element of moving property. An EPC needs to be to hand prior to the property being put on the market. This is not something that conveyancers ordinarily arrange. If you are instructing a Deeside conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with reputable local assessors
We are buying a 3 bedroom semi in Deeside. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process involve checks to see if these works were previously refused?
Your conveyancer should review the registered title as conveyancing in Deeside will occasionally reveal restrictions in the title documents which prevent certain alterations or necessitated the consent of a 3rd party. Some works require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
Our sealed bid on a property in Deeside has been accepted, but there is a chain. The sellers have put an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in Deeside. What do I do now? At what point should I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Deeside conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Santander conveyancing panel. As to the next phase this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a rising market many home buyers would apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to proceed with searches.
How does conveyancing in Deeside differ for newly converted properties?
Most buyers of new build residence in Deeside contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Deeside typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Deeside or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Deeside I like with a park and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Deeside for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.