Am I correct in assuming that the fact that my solicitor in Flint is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Flint conveyancing practice and enquire why they are no longer on the approved list for your bank.
Do I have to visit the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Flint so that I can attend their offices when needed.
As opposed to 15 years ago, almost all lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide identification documents and there are still manifest advantages to instructing a local practitioner, in your case a conveyancing solicitor in Flint.
Me and my brother purchased a terraced Edwardian house in Flint. Conveyancing lawyer represented me and Coventry Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Flint and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.
I am buying a new build house in Flint benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about the extras as it will impact my mortgage with the lender. 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.
I'm refinancing my primary home to a BTL loan with HSBC Bank and I will use the rest of the raised equity as a deposit on further property. The area we are talking about is Flint. Will your solicitors be able to act for both sets of banks and tie in the two deals?
Do use our comparison tool on this page to be sure that the solicitors are approved by both banks. Having checked that they are your lawyer should be able to connect the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.
Back In 2000, I bought a leasehold house in Flint. Conveyancing and Norwich and Peterborough Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Flint who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Flint conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a split level flat in Flint, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Flint with a long lease are worth £201,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2090
With only 65 years unexpired we estimate the premium for your lease extension to be between £13,300 and £15,400 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.