Is there a reason why leasehold purchase conveyancing in Flintshire is more expensive?
In short, leasehold conveyancing in Flintshire and elsewhere usually necessitates more work compared to freehold transactions. This includes lease investigation, communicating with the landlord about serving appropriate notices, securing current service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
I am buying a garden flat in Flintshire. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Flintshire you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Flintshire.
This question may be naive but I am new to the house moving as FTB of a two bedroom flat in Flintshire. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Flintshire?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The Flintshire solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Nationwide have agreed my home loan in principle, my bid on a flat in Flintshire has been agreed to, what are the next steps?
The property agent will need to be advised as to your lawyer's details (be sure the solicitors are on the bank’s panel). Call up Nationwide or the broker and complete any relevant paperwork. Nationwide will sellect a valuer who will get in touch with the selling agent or seller to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nationwide will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Flintshire.
I require expedited conveyancing in Flintshire as I am under a deadline to complete inside one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are are a cash buyer you are at free not to have searches carried out although no solicitor would advise that you don't. With lots of history conveyancing in Flintshire the following are examples of what can appear and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I am looking at a two flats in Flintshire which have approximately 50 years remaining on the lease term. Will this present a problem?
A lease is a right to use the premises for a prescribed time frame. As a lease gets shorter the saleability 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. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this arena.
I acquired a 1st floor flat in Flintshire, conveyancing was carried out September 2007. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Flintshire with a long lease are worth £181,000. The ground rent is £55 per annum. The lease finishes on 21st October 2076
With 51 years left to run the likely cost is going to be between £30,400 and £35,200 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 are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
Me and my partner are buying a 2 bedroom first floor flatin Flintshire with a home loan from a lender. We have selected a solicitor in Flintshire but our mortgage company inform us now that she’s not on their "panel". We have to appoint from the our lender panel solicitors or stay with our Flintshire conveyancer and pay for one of their panel ones to represent our bank. This seems very unfair; Can we not simply insist that our mortgage company use our Flintshire lawyer?
No, not really. The mortgage company mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including many conveyancing solicitors in Flintshire : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.