My financial adviser requires my Flint solicitor’s panel member for the Nat West conveyancing panel. What is the best way to find this out. I have contacted my local Flint office but they have not got back to me yet.
You are best placed to get this information from your Flint conveyancing practitioner . Most Flint law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
What is the best way to check that the solicitor handling my conveyancing in Flint is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus paying £175.00 in further conveyancing invoice.
Please do make use of the search tool on this web page. Please choose the lender and type ‘Flint’ or your preferred area and you will discover numerous conveyancers located in Flint or near you.
We are aiming to move home in November. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Flint. Conveyancing lawyer was chosen before I stumbled across this site.
On the afternoon of completion you will need to pick up the house keys from your property agent but this can only happen once the vendors conveyancers advise the agent that the monies to complete are in and the keys can be given over. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a conveyancing in Flint or a legal practice with expertise in conveyancing in Flint.
We previously appointed solicitors located in Flint on the HSBC solicitor panel. They have just billed me a separate fee for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not set by HSBC but by your Flint lawyer. Plenty of firms on the HSBC panel will quote ’dealing with mortgage’ fee but some firms include it on their overall fee.
I'm in the process of viewing flats in Flint and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I will be getting a mortgage with Santander.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
Me and my brother purchased a semi-detached Edwardian property in Flint. Conveyancing practitioner represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Birmingham Midshires to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be 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 areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the purchase.
I am looking for a ground for flat up to £305k and found one close by in Flint I like with open areas and transport links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Flint for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
I am tempted by the attractive purchase price for a couple of flats in Flint both have about 50 years left on the leases. Will this present a problem?
There are plenty of short leases in Flint. The lease is a legal document that entitles you to use the premises for a period of time. As the lease gets shorter the marketability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease extension can be a difficult process. We advise that you get professional assistance from a solicitor and surveyor with experience in this area.
I invested in buying a basement flat in Flint, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Flint with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2093
You have 68 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.