Is the fact that my solicitor in Hawarden is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Hawarden conveyancing firm and ask them why they are no longer on the approved list for your lender.
My partner and I are approaching an exchange on a flat in Hawarden and my mum and dad have sent the ten percent deposit to my lawyer. I am now informed that as the deposit has been received from someone other than me my lawyer needs to make a notification to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your conveyancing practitioner is obliged to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
When does exchange of contracts occur in purchase conveyancing in Hawarden and do I need to attend the solicitors office?
If you are round the corner to our conveyancing solicitors in Hawarden you are invited in to sign the paperwork. That being said, the law practices we work with supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the sale agreement is not when everything is set in stone. Signing on the dotted line simply enables the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hawarden)to be in the office at the appropriate time.
Is there a search tool that I can use to investigate if the solicitor carrying out my conveyancing in Hawarden is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus spending £192.00 in further legal charges.
Feel free to take advantage of the search tool on this site. Pick the lender and type ‘Hawarden’ or your preferred area and you will see numerous solicitors offices in Hawarden or nearest you.
I have been told that property searches are a common reason for stalling in Hawarden conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Hawarden.
I’m about to sell my 2 bed flat in Hawarden. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly service charge invoice – Do I pay up?
It best that you clear the invoice as you normally would because all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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.
I purchased a 2 bed flat in Hawarden, conveyancing formalities finalised 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Hawarden with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2079
With only 54 years remaining on your lease we estimate the price of your lease extension to be between £32,300 and £37,400 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.