I am progressing with the sale of my home in Flint and the EA has just called to warn that the purchasers are changing their conveyancer. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. Why would a leading mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Flint ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
My colleague suggested that if I am buying in Flint I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Flint conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Flint around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Flint.
It has been five months following my purchase conveyancing in Flint took place. I have checked the Land Registry website which shows that I paid £150,000 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 residence 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.
About to purchase a new build apartment in Flint. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Flint
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Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am using a search engine for the phrase cheap conveyancing in Flint it shows results of many solicitorsin the vicinity. How do I determine which is the right solicitor for purchase transaction?
The preferential method of seeking the right conveyancer is via personal testimonial, so enquire of colleagues and family who have acquired a property in Flint or a reputable estate agent or financial adviser. Fees for conveyancing in Flint differ, so it's advisable to request at least four costs illustrations from varying types of solicitors. Be sure to obtain confirmation what costs in the quote includes.
I am on look out for some leasehold conveyancing in Flint. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Flint - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Flint Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
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How long is the Lease? How much is the ground rent and service charge?