My financial adviser says he needs my Flintshire law firm’s panel reference for the Nat West conveyancing panel. How do I find this out. I have contacted my local Flintshire branch but they have not responded to me.
The sensible thing to do is ask for this information from your Flintshire solicitor . Most Flintshire conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We're in Flintshire, FTBs buying with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.
4 months have elapsed following my purchase conveyancing in Flintshire completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a flat up to £245,000 and identified one round the corner in Flintshire I like with a park and railway links nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Flintshire suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
What are your top tips when it comes to choosing a Flintshire conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Flintshire conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Flintshire conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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What are the legal fees for lease extension conveyancing? Can they put you in touch with clients in Flintshire who can give a testimonial?
Leasehold Conveyancing in Flintshire - Sample of Queries before buying
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How is the lease structured? It would be prudent to find out as much as possible about the managing agents as they can either make living at the property much easier or much more difficult. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to daily matters such as the upkeep of the common parts. Enquire of other tenants what they think of their management. On a final note, be sure you understand the dates that the maintenance charges are due to the appropriate party and specifically what it includes. It is important to be aware if fixing the lift or some other significant cost is due shortly that will be shared between the leasehold owners and will materially increase the the service costs or necessitate a one time invoice.
My mother and father are unable to locate their Flintshire land registry title on the site. They recall that back in the 60’s when they bought the house there were complications with Flintshire not being recognised in some systems.
The vast majority of residences in Flintshire should show up. Have you tried a search to just the postcode. Usually it will disclose all the residences inside that postcode. Assuming the property is recorded it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be unrecorded. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title documentation which might be with your parent’s lender.