Me and my partner are purchasing a property in Flintshire. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had instructed conveyancing lawyers with offices in Flintshire on the RBS solicitor approved list. They have just billed me a supplemental amount for dealing with the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. This fee is not dictated by RBS but by your Flintshire property lawyer. Plenty of firms on the RBS panel will charge an ‘acting for lender’ fee and others do not.
After weeks of negotiation I have agreed a price on an apartment in Flintshire. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. Shortly after, the conveyancer called me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Flintshire?
Unless a prior purchase of the house completed post 12 October 2013 you may assume that solicitors carrying out conveyancing in Flintshire to remain recommending a chancel search and or chancel repair liability policy.
I'm purchasing my first flat in Flintshire benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of additionals instead. The property agent advised me not disclose to my lawyer about this side-deal as it will put at risk my mortgage with Accord Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Flintshire is the location of the property. Can you shed any light on this issue?
Flying freeholds in Flintshire are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Flintshire you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Flintshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My father has suggested that I use his conveyancing solicitors in Flintshire. Should I choose my own conveyancer?
No doubt the ideal way to find a conveyancing lawyer is to have feedback from friends or relatives who have used the conveyancer you're considering.
Living abroad I am unable to travel my Flintshire conveyancing solicitors office to execute documents for conveyancing in Flintshire – is this a problem?
No. Flintshire conveyancing solicitors can deal with home moves for clients throughout the rest of the country. You are unlikely to be required to be present a Flintshire conveyancers office. Almost all lawyer can undertake all communications remotely from their Flintshire premises.