I am getting a mortgage offer from Lloyds. I intend to instruct a Licensed Conveyancer in Flintshire. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I are due to complete buying a house in Flintshire but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the seller in the sum of £2k taking the form of a adjustment in the price. This was going to be addressed as part of amending the contract yet Aldermore will not agree to this. Why were they notified?
The conveyancing practitioner that is on the Aldermore conveyancing panel is required to disclose to Aldermore of any changes to the sale price. If you were to refuse your conveyancing practitioner to report the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancing practitioner for your conveyancing in Flintshire.
At what point does exchange of contracts take place for purchase conveyancing in Flintshire and do I need to attend the solicitors office?
Where you are near to our conveyancing solicitors in Flintshire you are welcome to attend to sign documents. That being said, the law practices we recommend provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you electronically. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Flintshire)to be in the office at the appropriate time.
This question may be naive but I am unseasoned as a 1st time purchaser of a two bedroom flat in Flintshire. Do I pick up the keys to the property on completion from my lawyer? If so, I will find a local conveyancing solicitor in Flintshire?
On the day of completion you will not be required to go to the conveyancers office in Flintshire. Your solicitors will transfer the completion advance to the seller's solicitors, and once they have received this, you should be called to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being problematic. The Flintshire solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Coventry BS have agreed my mortgage in principle, my offer on a flat in Flintshire has been accepted, what are the next steps?
The estate agent will want to be informed of your conveyancing practitioner's details (make sure the conveyancers are on the lender’s approved list). Contact Coventry BS or the broker and finalise any outstanding documentation. Coventry BS will appoint a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Coventry BS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Flintshire.
Are there restrictive covenants that are commonly identified during conveyancing in Flintshire?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Flintshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase 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. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Flintshire
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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. There must be mutual enforceability of lessee’s covenants. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.