I am getting a mortgage with Santander. I intend to use a Licensed Conveyancer in Flintshire. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Finally the sale completed on my house in Flintshire last January but our buyer keeps telephoning every few hours to moan that his solicitor needs to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your conveyancer should deliver the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also confirm that the mortgage has been discharged to the buyers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Flintshire.
Will our conveyancer be raising questions about flooding as part of the conveyancing in Flintshire.
The risk of flooding is if increasing concern for lawyers dealing with homes in Flintshire. There are those who purchase a property in Flintshire, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their lawyers which should give them a better understanding of the risks in Flintshire. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover if the property has suffered from flooding. If the residence has been flooded in past which is not notified by the seller, then a buyer may commence a legal claim for losses stemming from an misleading reply. The purchaser’s solicitors will also carry out an enviro report. This should higlight if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I opted to have a survey done on a house in Flintshire before appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Flintshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Flintshire to see if the conveyancing costs will increase in light of this.
There are only 62 years unexpired on my flat in Flintshire. I need to get lease extension but my landlord is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the landlord. For most situations an enquiry agent may be useful to carry out a search and to produce a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Flintshire.
Leasehold Conveyancing in Flintshire - Examples of Queries Prior to buying
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On the whole the outlay for major works are not included within maintenance charges, although there some managing agents in Flintshire obliged leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. What restrictions are contained in the Flintshire Lease?
My brother is purchasing a leasehold flat in Flintshire. He was given a quote by the lawyer connected to the selling agents totaling £1245 . It was 7 years ago since I sold and purchased a property and the bill was £495. Have costs really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Flintshire searches, land registry fees, etc)