My wife and I are buying a 3 bedroom flat in Holywell with a mortgage. We would like to retain our Holywell solicitor, but the lender says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Holywell solicitor as well as pay for one of their panel ones to act for them. We regard this is unjust; are we not able to require that the mortgage company use our Holywell solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Holywell conveyancing solicitor to apply to be on the conveyancing panel.
I am hoping to complete my purchase in Holywell next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the bank expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not specific to conveyancing in Holywell.
I own a freehold residence in Holywell yet charged rent, why is this and what is this?
It’s unusual for properties in Holywell and has limited impact for conveyancing in Holywell but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Just acquired a terraced house in Holywell , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Holywell conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are addressed.
As far as conveyancing in Holywell registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. At present in the region of three quarters of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration is effected once the buyer is living at the property so post completion formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
How can the Landlord & Tenant Act 1954 affect my business property in Holywell and how can you help?
The particular law that you refer to provides protection to commercial lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Holywell is one of the many locations in which our lawyers are located
In my capacity as executor for the estate of my grandfather I am disposing of a residence in Cardiff but reside in Holywell. My conveyancer (based 200 miles from mehas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Holywell to witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Holywell based