I am purchasing a flat and need a conveyancing solicitor in Caerwys who is on the Clydesdale conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Clydesdale in certain locations such as Caerwys. We dont recommend any particular firm.
I am helping my step-mother sell her flat in Caerwys. Does the conveyancing solicitor order an EPC or should I organise this?
After the demise of HIPs, energy performance certificates was left as a required component of moving property. An energy performance certificate should be commissioned before the property is marketed. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are using a Caerwys conveyancing solicitor they might be able to arrange EPC’s due to their contacts with reputable Caerwys accredited person
The formalities of my purchase has taken place for my property in Caerwys. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Clydesdale have agreed my home loan in principle, my offer on a house in Caerwys has been agreed to, now what?
Your estate agent will need to be informed of your lawyer's details (ensure that the solicitors are on the bank’s panel). Contact Clydesdale or your financial adviser and finish off any relevant forms. Clydesdale will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Clydesdale will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Caerwys.
About to purchase a new build flat in Caerwys. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Caerwys
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
As co-executor for the will of my aunt I am selling a residence in Swansea but live in Caerwys. My conveyancer (who is 260 miles from meneeds me to execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Caerwys to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Caerwys based
I work for a reputable estate agency in Caerwys where we see a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Caerwys conveyancing solicitors. Could you confirm whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Caerwys - Examples of Questions you should consider before buying
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Best to be warned whether window replacement or some other major work is pending that will be shared amongst the tenants and may well materially increase the the maintenance fees or necessitate a specific payment. Is anyone aware of any major works on the horizon that will increase the service costs? How much is the service charge and ground rent on the apartment?
Much to my surprise my conveyancer in Caerwys has informed me that he requires identification documents asserting that this is part of his retainer as a solicitor on the lender Solicitor panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Caerwys