I sincerely hope you can help me. My Flint lawyer is assuring me that she is duty bound toconduct Flint conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneyconveyancing panel. Do I not have any options here?
You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Flint conveyancing searches.
My husband and I are purchasing a newly converted apartment in Flint with a residential mortgage from Britannia.We would like to retain our Flint conveyancing lawyer but Britannia advised that her practice is not listed on their approved list of firms. We have to appoint a Britannia panel lawyer or retain our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you contains terms and conditions, a common one being that conveyancers will be on the Britannia approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Britannia
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Flint?
There are many recorded licenced Conveyancers in Flint and Solicitor practices in Flint offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
My fiancee and I are in the process of viewing flats in Flint and I am now considering a potential offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Kent Reliance.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
Completion of my remortgage has taken place for my property in Flint. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Flint?
Its becoming the norm that commercial conveyancing solicitors in Flint will carry out 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 Flint. The search result sets out definitive data 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 Flint.
For each commercial conveyancing transaction in Flint it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Flint 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 Flint.
Are there restrictive covenants that are commonly identified during conveyancing in Flint?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Flint. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are first time buyers - had an offer accepted, but the agent informed us that the seller will only proceed if we appoint their preferred solicitors as they need an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Flint
We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Flint conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures pre-set by corporate headquarters.