Is the fact that my conveyancer in Flint is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Flint conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am hoping to move into my new home in Flint next Tuesday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not unique to conveyancing in Flint.
I need some fast conveyancing in Flint as I am faced with an ultimatum to complete within one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not taking a mortgage you are at liberty not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Flint the following are examples of issues that can be revealed and adversely impact future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I have recentlybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Flint for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Flint conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Flint. Conveyancing is a frightening process 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.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Flint
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Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Last August I purchased a leasehold house in Flint. Do I have any liability for 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. However, 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).
Leasehold Conveyancing in Flint - Sample of Questions you should consider before Purchasing
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Does the lease include onerous restrictions? The best form of lease structure is a share of the freehold. In this scenario the leaseholders enjoy control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent is directed by the tenants.