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Conveyancing in Cilcain : Keep it Local

Reasons to use our Cilcain conveyancing solicitors

  • 1 Peace of mind comes when you choose the very best, most recommended conveyancing solicitors. Cilcain has a number to pick from, but for a truly dependable and dependable service many local people have been use the recommendation of this site.
  • 2 The Cilcain conveyancing firms that are listed are committed to supplying the most cost, efficient and accessible conveyancing service to borrowers, sellers and investors in Cilcain
  • 3 Solicitor conveyancing lawyers have valuable personal connections with Cilcain estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Our site offers most comprehensive residential conveyancing directory listing lender approved law practices conducting conveyancing in Cilcain regulated by the SRA or CLC.
  • 5 Cilcain property lawyers work in partnership with Cilcain estate agents, property finders, surveyors, lenders and other professionals to ensure that a quality service is offered to home movers every step of the way, helping make the process as straightforward as possible

Examples of recent conveyancing in Cilcain since April 2024*

Recently asked questions about conveyancing in Cilcain

Am I correct in assuming that the fact that my solicitor in Cilcain is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Where you are concerned you should contact the Cilcain conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

I purchased a semi-detached Georgian property in Cilcain. Conveyancing lawyer acted for me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Britannia to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cilcain and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who completed the work.

I'm purchasing my first flat in Cilcain with a loan from Clydesdale. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about the deal as it may affect my mortgage with the lender. 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.

I am looking for a ground for flat up to £195,000 and identified one close by in Cilcain I like with amenity areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Cilcain suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the shortness of the lease will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am a sole trader wishing to lease a unit on the high street. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Cilcain for less than 2k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Cilcain, including the sale and acquisition of businesses as well as simply property. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. As for the costs these will vary based on the structure and nuances of the deal. Let us have your contact information or phone us so that we may provide you with a detailed commercial conveyancing quote.

Do you have any top tips for leasehold conveyancing in Cilcain with the intention of saving time on the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Cilcain can be avoided if you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ solicitors.
  • Some Cilcain leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unresolved. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Cilcain leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord approving such changes. Should you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer before hand.

I invested in buying a 2 bed flat in Cilcain, conveyancing formalities finalised in 2005. Can you work out an approximate cost of a lease extension? Similar flats in Cilcain with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2082

With 58 years remaining on your lease the likely cost is going to range between £22,800 and £26,400 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

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Commercial Conveyancing solicitors in Cilcain regulated by the SRA

The list below is a non-comprehensive list of solicitors in Cilcain practicing in commercial conveyancing in Cilcain. This will likely include advice on buying and selling small and large scale commercial property and agricultural land
  • Keene & Kelly With Keith Williams & Co, 95 High Street, Mold, Flintshire, CH7 1BQ
  • Richard Stephen Davies, 62 New Street, Mold, Clwyd, CH7 1NZ
  • Capper & Jones, Old Bank Chambers, 1 King Street, Mold, Flintshire, CH7 1LA
  • Geoffrey Morris And Ashton, Belgravia House, Grosvenor Street, Mold, Flintshire, CH7 1EJ
  • Llewellyn-jones Limited, Victoria House, Grosvenor Street, Mold, Flintshire, CH7 1EJ

Typically, Cilcain conveyancing for a purchase has some of the following tasks

  • Solicitor instructed by the purchaser once the offer has been accepted
  • Examining the title to the property
  • Carrying out Cilcain searches for the title
  • Reviewing draft contract and other papers forwarded by the seller’s property lawyer
  • Raising enquiries with the seller’s property lawyer
  • Agreeing the wording of the sale contract
  • Going through replies provided by the owner to pre-contract enquiries
  • Agreeing the wording for the Transfer document
  • Guiding the buyer in respect of the mortgage offer: (if relevant)
  • Drafting and sending the purchaser a report on title (that is; summarising to the buyer on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Proceeding to exchange of contracts and then preparing for completion
  • Completing and submitting to HM Revenue and Customs the appropriate stamp duty forms and payment
  • Registering the transfer of ownership and the home loan (if appropriate) at the HM Land Registry.

Cilcain commercial property solicitors draw on a full range of commercial expertise offering advice on a variety of issues across all aspects of commercial property law

    General advice on title or other property issues Telecommunications and broadcast mast sites Commercial development (from overage and options through to site acquisitions and construction) Subletting, licences and sharing occupation Advice on commercial mortgages

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.