We're in Flintshire, First time buyers purchasing with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Can you point me to a directory of HSBC panel solicitors in Flintshire on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of banks make their panel listings available on the web. Where you are in need of a Flintshire conveyancing practitioner on the HSBC please use our facility.
Can I be sure that the Flintshire conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Flintshire getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
It is not clear whether my lender requires a lease extension. I have called my Flintshire bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Flintshire conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The lawyer has to comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a new build apartment in Flintshire. 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Flintshire
-
Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.
Taking into account that I will soon part with hundreds of thousands of pounds on a house in Flintshire I would like to have a conversation with the lawyer about myhouse move before appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your property ownership legalities in Flintshire.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Flintshire should be the figure that you are charged.
I have just started marketing my 2 bed apartment in Flintshire. Conveyancing has not commenced, but I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you clear the maintenance contribution as normal because all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Flintshire Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
-
Does the lease include onerous restrictions? You should be aware that where the lease has less than 80 years it will affect the marketability of the property. Check with your bank that they are content with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the property for two years before you are eligible to carry out a lease extension. Who is in charge of the building?
Is there a reason that Flintshire conveyancing costs are more expensive for leasehold and freehold properties?
Leasehold conveyancing in Flintshire more often than not will involve additional due diligence including checking the lease, corresponding with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.