Our Flintshire solicitor has uncovered a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My lawyer informs me that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s approach appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are looking to buy a flat and require a conveyancing solicitor in Flintshire who is on the Barclays conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Flintshire.
It has been five months since my purchase conveyancing in Flintshire completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. 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 residence 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 purchasing my first flat in Flintshire with a loan from Barclays . The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my conveyancer about the extras as it would affect my loan with the lender. Should I keep quiet?.
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 work for a reputable estate agent office in Flintshire where we see a few leasehold sales jeopardised as a result of short leases. I have received inconsistent advice from local Flintshire conveyancing firms. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Flintshire Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this scenario the lessees enjoy control and although a managing agent is frequently employed where the building is larger than a house conversion, the managing agent employed by the leaseholders. This information is useful as a) areas could cause problems in the building as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to have all the details It is important to be aware if window replacement or some other major work is pending that will be shared amongst the leasehold owners and could well dramatically increase the the service fees or result in a specific payment.
Your search tool is useful but there are many lawyers listed near Flintshire being on the lender conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our bank?
We are not in the business of recommending one firm above another as the right Flintshire conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Flintshire knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..