It is 10 years ago since I acquired my property in Hawarden. Conveyancing solicitors have now been instructed on the sale but I am unable to find my title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could still be with the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Hawarden involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
Can you help - my lawyer advises that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hawarden?
The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
The mortgage over my property is with Lloyds for my property in Hawarden. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval before letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
I am selling my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being a right pain. The Hawarden solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
I opted to have a survey done on a property in Hawarden ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks will not issue a loan on this type of home.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can check 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 Hawarden. Conveyancing may be slightly more expensive based on your lender's requirements.
My uncle has suggested that I appoint his conveyancers in Hawarden. Should I find my own solicitor?
Much as we are happy to recommend a Hawarden conveyancing lawyer it’s preferable to select a conveyancing solicitor is to seek guidance from friends or family who have actually used the conveyancer you're are thinking of instructing.
If all goes to plan we aim to complete our sale of a £225,000 garden flat in Hawarden next Friday. The managing agents has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Hawarden?
For most leasehold sales in Hawarden conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-contract enquiries
Where consent is required before sale in Hawarden
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Hawarden Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Generally speaking the outlay for major works are not included within maintenance charges, although there some managing agents in Hawarden require leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. How many years remain on the lease? It would be wise to discover if there are any onerous restrictions in the lease. For instance it is very common in Hawarden leases that pets are not allowed in certain buildings in Hawarden. If you like the apartmentin Hawarden however your cat can’t move with you then you will be faced difficult compromise.
Why is it not possible to complete our conveyancing in Hawarden on a public holiday?
This is due to the fact that on completion the money will be transferred electronically between the banks of the buyer and seller's solicitor and at present this can only take place on a working day. So you can't complete on a weekend either.