I am acquiring a ground floor flat in Pentre Halkyn. My Solicitor is not listed on the bank solicitor panel. Can I still appoint my Pentre Halkyn conveyancing solicitor notwithstanding that they are not on the bank panel?
Various options include
- Complete the deal with your existing Pentre Halkyn lawyer but your lender will undoubtedly appoint a property lawyer on their approved list. The net result is additional charges and likely frustration.
- Get a fresh lawyer to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Appeal to your lawyer to apply to join the lender panel
We are a couple about to sign contracts for a property in Pentre Halkyn. We have hit a snag. The mortgage offer with Britannia runs out on 24/4/2025 but the owners are putting forward a completion date of 28/4/2025. Can one prolong the loan expiry date?
The person best placed to address this concern is your lawyer who will assess if he or she is should be discussing with the mortgage broker, seller’s lawyers, selling agents or possibly all parties taking into account the history of your transaction as of today.
We are downsizing from our home in Pentre Halkyn and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Pentre Halkyn. We have lived in Pentre Halkyn for six years we know that this is a non issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm buying my first flat in Pentre Halkyn with a loan from Birmingham Midshires. The developers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not disclose to my lawyer about the side-deal as it would impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Estate agents have just been given the go-ahead to market my garden flat in Pentre Halkyn. Conveyancing has not commenced, but I have recently received a yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual because all rents and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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 bought a basement flat in Pentre Halkyn, conveyancing formalities finalised May 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Pentre Halkyn with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2099
With 74 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Are there any apps to help search for a Pentre Halkyn conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10kilometers to attend the lawyer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Pentre Halkyn and you will see a number of lawyer located nearest Pentre Halkyn. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.